30322 Highland Blvd · The Woodlands, TX 77354

$699,000

5 bd · 4.5 ba · 4,069 sqft · SingleFamily public records · 65 Days on market

Built 1999 1.29 ac lot $172/sqft · 27% below area Est $955k · 27% under

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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 +15.0/15.0
• Appreciation +10.0/10.0
• Livability +4.5/5.0
• Schools +3.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Cash flow +1.7/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Spacious and versatile 5-bedroom, 4.5-bath home situated on 1.2 unrestricted acres—perfect for those seeking space, privacy, and flexibility. Designed with entertaining in mind, this property features an inviting layout with generous living areas and two primary suites, ideal for multi-generational living or extended guests. Step outside to your own private retreat complete with a sparkling pool, relaxing hot tub, and charming gazebo—ready for gatherings or quiet evenings at home. The upstairs balcony offers a peaceful spot to enjoy morning coffee or sunset views overlooking the property. Additional highlights include a 3-car garage, ample parking space, and no restrictions, allowing for endless possibilities. A rare opportunity to own a property that combines comfort, function, and outdoor enjoyment all in one.

Key facts

• Ample parking space
• Upstairs balcony
• Relaxing hot tub

Tags

• RELAXING HOT TUB
• CHARMING GAZEBO
• UPSTAIRS BALCONY
• SUNSET VIEWS
• AMPLE PARKING SPACE
• MULTI-GENERATIONAL LIVING

What this means for you Summary

Snapshot

• This is a 5-bed/4.5-bath single-family listed at $699k.

Deal economics

• At list price, monthly cash flow is $-3k ($-32k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (67.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (64.4% below list).
• Recommended offer: $227k (67.6% below list) — sets the bar for cash-flow.
• Cap rate 1.7% vs local median 2.3% in The Woodlands — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 91/100 on livability (#1 in TX, #47 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, commute A+; Watch: cost of living D-.
• Magnolia ISD (rural): math 42% / reading 45% proficiency, ranked #247 of 826 in TX (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 1621 active listings in the ZIP; high-income renter base; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).

Forward outlook

• In year one you build about $75k of equity ($5k loan paydown + $70k appreciation (10.0% local appreciation)).
• Montgomery County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$120k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($657k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 13y ago; this cycle's ask has dropped $81k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $226,749 (67.6% 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 65 days. Have you received any prior offers? Is the seller open to a 68% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.36% ✗
• Cap rate: 1.70%
• Cash-on-cash: -16.39%
• DSCR: 0.27
• GRM: 23.4

CMA / ARV

• ARV (median comp): $955,474
• List price: $699,000
• Delta: -26.84%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9822 Crestwater Cir	0.66mi	4/3.5 (-1)	4,019 (-1%)	1mo	$1,058,000	$263	57
9819 Crestwater Cir	0.74mi	5/4.5	4,556 (+12%)	8mo	$1,219,000	$268	39
9914 Crestwater Cir	0.66mi	4/4.0 (-1)	4,409 (+8%)	12mo	$1,590,000	$361	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.32% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 2.04×
• Total profit: $203,818
• Equity at exit: $629,715

10-year hold

• IRR: 12.8%
• Equity multiple: 4.69×
• Total profit: $722,089
• Equity at exit: $1,358,003

Cash invested: $195,720 (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 77354

• Home prices YoY: 2.4%
• Rents YoY: 0.3%
• Active inventory: 1621
• Price-to-rent: 23.4×

Monthly cashflow live

• Estimated rent: $2,487 medium
• Mortgage (P&I): −$3,666
• Tax from tax record: −$681 /mo · $8,173/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $-2,673

Break-even live

Break-even rent $5,871

Max offer price $226,749

Occupancy floor —

Sensitivity live

Price	-10% $-2,278	-5% $-2,475	+0% $-2,673	+5% $-2,871	+10% $-3,069
Rent	-10% $-2,870	-5% $-2,772	+0% $-2,673	+5% $-2,575	+10% $-2,477
Rate	-1.0pp $-2,321	-0.5pp $-2,496	base $-2,673	+0.5pp $-2,854	+1.0pp $-3,039

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Listing history 48 events

1. 2026-06-13
   days on market $699,000 Active 65 DOM
2. 2026-06-10
   price $699,000 Active 61 DOM
3. 2026-06-09
   days on market $749,900 Active 61 DOM
4. 2026-06-08
   days on market $749,900 Active 60 DOM
5. 2026-06-07
   days on market $749,900 Active 59 DOM
6. 2026-06-04
   days on market $749,900 Active 56 DOM
7. 2026-06-03
   days on market $749,900 Active 55 DOM
8. 2026-06-02
   days on market $749,900 Active 54 DOM
9. 2026-06-01
   days on market $749,900 Active 53 DOM
10. 2026-05-31
    days on market $749,900 Active 52 DOM
11. 2026-05-01
    price $749,900 836-char remark

    Show marketing remark (836 chars)

    Spacious and versatile 5-bedroom, 4.5-bath home situated on 1.2 unrestricted acres—perfect for those seeking space, privacy, and flexibility. Designed with entertaining in mind, this property features an inviting layout with generous living areas and two primary suites, ideal for multi-generational living or extended guests. Step outside to your own private retreat complete with a sparkling pool, relaxing hot tub, and charming gazebo—ready for gatherings or quiet evenings at home. The upstairs balcony offers a peaceful spot to enjoy morning coffee or sunset views overlooking the property. Additional highlights include a 3-car garage, ample parking space, and no restrictions, allowing for endless possibilities. A rare opportunity to own a property that combines comfort, function, and outdoor enjoyment all in one.

12. 2026-04-09
    listed $780,000 Active 836-char remark

    Show marketing remark (836 chars)

    Spacious and versatile 5-bedroom, 4.5-bath home situated on 1.2 unrestricted acres—perfect for those seeking space, privacy, and flexibility. Designed with entertaining in mind, this property features an inviting layout with generous living areas and two primary suites, ideal for multi-generational living or extended guests. Step outside to your own private retreat complete with a sparkling pool, relaxing hot tub, and charming gazebo—ready for gatherings or quiet evenings at home. The upstairs balcony offers a peaceful spot to enjoy morning coffee or sunset views overlooking the property. Additional highlights include a 3-car garage, ample parking space, and no restrictions, allowing for endless possibilities. A rare opportunity to own a property that combines comfort, function, and outdoor enjoyment all in one.

13. 2026-04-09
    historical

    Show marketing remark (836 chars)

    Spacious and versatile 5-bedroom, 4.5-bath home situated on 1.2 unrestricted acres—perfect for those seeking space, privacy, and flexibility. Designed with entertaining in mind, this property features an inviting layout with generous living areas and two primary suites, ideal for multi-generational living or extended guests. Step outside to your own private retreat complete with a sparkling pool, relaxing hot tub, and charming gazebo—ready for gatherings or quiet evenings at home. The upstairs balcony offers a peaceful spot to enjoy morning coffee or sunset views overlooking the property. Additional highlights include a 3-car garage, ample parking space, and no restrictions, allowing for endless possibilities. A rare opportunity to own a property that combines comfort, function, and outdoor enjoyment all in one.

14. 2026-03-24
    price $780,000
15. 2026-03-03
    listed $800,000 Active
16. 2022-11-29
    historical
17. 2022-09-13
    price $799,000
18. 2022-06-24
    listed $899,900 Active
19. 2018-01-06
    status Option Pending
20. 2018-01-05
    historical
21. 2017-11-06
    price $415,000
22. 2017-10-18
    price $424,999
23. 2017-09-15
    listed $450,000 Active
24. 2017-07-08
    status Pending
25. 2017-07-07
    status Option Pending
26. 2017-07-07
    status Pending
27. 2017-06-25
    status Option Pending
28. 2017-06-24
    historical
29. 2017-05-02
    price $399,900
30. 2017-04-01
    price $599,899
31. 2017-03-29
    price $599,900
32. 2017-02-27
    price $624,900
33. 2017-01-20
    listed $649,900 Active
34. 2016-09-06
    historical
35. 2016-08-10
    listed $499,000 Active
36. 2016-08-10
    historical
37. 2016-05-13
    price $449,000
38. 2016-02-02
    listed $467,900 Active
39. 2015-11-30
    historical
40. 2015-09-17
    status Active
41. 2015-09-08
    historical
42. 2015-07-20
    listed $499,900 Active
43. 2015-04-27
    historical
44. 2015-02-23
    listed $499,900 Active
45. 2014-11-24
    historical
46. 2014-10-13
    price $725,000
47. 2013-10-31
    listed $610,000 Active
48. 1996-04-29
    soldstatus

ⓘ 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: $8,173 · $681/mo
• Projected year-2 tax: $12,792 · $1,066/mo
• Expected delta: +$4,619/yr (+$385/mo · 56.5%)

ⓘ 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 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,843
• − Mortgage interest: −$39,155
• − Property taxes: −$8,173
• − Insurance: −$3,495
• − Repairs & maintenance: −$2,387
• − Management: −$2,387
• − Depreciation: −$20,335
• Taxable loss: −$46,089
• Est. tax savings @ 24.0%: +$11,061
• After-tax cash flow: $-21,018/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: Magnolia ISD
• NCES district ID: 4828740
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $71,692
• Composite: 39.46/100
• National rank: #3958
• State rank: #247 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

• County: Montgomery County · 663,713 people
• City population: 32,847
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 44,900
• Household income: $112,504
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 586.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 25% Two or more races 18% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Lithuanian 4% Slovak 2% Italian 2%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 15% Other Indo-European 1% 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: ▲ 12.09%
• Current HPI: 512.87
• Rent YoY: ▲ 0.32%
• 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

+22.9% since first listed

38 events — show timeline

• 2026-05-01 Price Changed $749,900 HARMLS
• 2026-04-09 Listing Removed — HARMLS
• 2026-04-09 Listed $780,000 HARMLS
• 2026-03-24 Price Changed $780,000 HARMLS
• 2026-03-03 Listed $800,000 HARMLS
• 2022-11-29 Listing Removed — HARMLS
• 2022-09-13 Price Changed $799,000 HARMLS
• 2022-06-24 Listed $899,900 HARMLS
• 2018-01-06 Pending — HARMLS
• 2018-01-05 Listing Removed — HARMLS
• 2017-11-06 Price Changed $415,000 HARMLS
• 2017-10-18 Price Changed $424,999 HARMLS
• 2017-09-15 Listed $450,000 HARMLS
• 2017-07-08 Pending — HARMLS
• 2017-07-07 Pending — HARMLS
• 2017-07-07 Pending — HARMLS
• 2017-06-25 Pending — HARMLS
• 2017-06-24 Listing Removed — HARMLS
• 2017-05-02 Price Changed $399,900 HARMLS
• 2017-04-01 Price Changed $599,899 HARMLS
• 2017-03-29 Price Changed $599,900 HARMLS
• 2017-02-27 Price Changed $624,900 HARMLS
• 2017-01-20 Listed $649,900 HARMLS
• 2016-09-06 Listing Removed — HARMLS
• 2016-08-10 Listed $499,000 HARMLS
• 2016-08-10 Listing Removed — HARMLS
• 2016-05-13 Price Changed $449,000 HARMLS
• 2016-02-02 Listed $467,900 HARMLS
• 2015-11-30 Listing Removed — HARMLS
• 2015-09-17 Relisted — HARMLS
• 2015-09-08 Listing Removed — HARMLS
• 2015-07-20 Listed $499,900 HARMLS
• 2015-04-27 Listing Removed — HARMLS
• 2015-02-23 Listed $499,900 HARMLS
• 2014-11-24 Listing Removed — HARMLS
• 2014-10-13 Price Changed $725,000 HARMLS
• 2013-10-31 Listed $610,000 HARMLS
• 1996-04-29 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $8,173 · +9.8% YoY. Source: county tax records.