16102 Hatton Dr · Cut and Shoot, TX 77303

$268,990

4 bd · 2.0 ba · 1,676 sqft · SingleFamily · 34 Days on market

Built 2026 Good condition $160/sqft · 8% below area Est $291k · 8% under $25/mo HOA · 1% of rent

---

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 +11.0/15.0
• Cash flow +8.7/30.0
• Schools +5.1/10.0
• Condition / age +4.0/5.0
• 1% rule +2.8/10.0
• Livability +2.8/5.0
• DSCR +2.4/10.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW! Lennar Watermill Collection "Ramsey" K1 Plan at Lakes at Crockett Martin! This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner’s suite with an attached bathroom and walk-in closet.

Key facts

• Walk-in closet
• Single-story design
• Owner's suite

Tags

• SINGLE-STORY DESIGN
• PENINSULA-STYLE KITCHEN
• OWNER'S SUITE
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $269k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-226 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (22.0% below list).
• Recommended offer: $210k (22.0% 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: schools F, crime D-, amenities 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.
• Market conditions: Rents soft (-0.3%/yr); 714 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 33% 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 $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 34 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.

Recommended offer $209,878 (22.0% 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 34 days. Have you received any prior offers? Is the seller open to a 22% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.60%
• DSCR: 0.84
• GRM: 10.7

CMA / ARV

• ARV (median comp): $291,428
• List price: $268,990
• Delta: -7.70%
• 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
339 Parkin Ct	0.00mi	4/2.0	1,676 (0%)	2mo	$269,990	$161	99
16114 Hatton Dr	0.00mi	4/2.0	1,716 (+2%)	1mo	$278,990	$163	95
335 Parkin Ct	0.29mi	4/2.0	1,716 (+2%)	2mo	$278,990	$163	81
209 Shoreview Dr	0.01mi	4/2.0	1,859 (+11%)	1mo	$292,990	$158	81
327 Parkin Ct	0.36mi	4/2.0	1,716 (+2%)	1mo	$275,990	$161	78
16080 Tallis Dr	0.00mi	3/2.0 (-1)	1,904 (+14%)	4mo	$308,990	$162	69
16068 Tallis Dr	0.18mi	4/2.0	1,900 (+13%)	3mo	$301,990	$159	67
331 Parkin Ct	0.30mi	4/2.0	1,922 (+15%)	1mo	$282,990	$147	61
338 Parkin Ct	0.33mi	3/2.0 (-1)	1,484 (-12%)	2mo	$260,990	$176	59
16063 Tallis Dr	0.33mi	3/2.0 (-1)	1,484 (-12%)	4mo	$253,990	$171	58
16043 Tallis Dr	0.30mi	4/2.0	1,922 (+15%)	5mo	$285,990	$149	58
515 Fairfax Ln	0.66mi	4/2.5	1,758 (+5%)	3mo	$349,500	$199	57

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: -25.8%
• Equity multiple: 0.15×
• Total profit: $-64,079
• Equity at exit: $40,107

10-year hold

• IRR: -36.2%
• Equity multiple: -0.30×
• Total profit: $-97,904
• Equity at exit: $23,257

Cash invested: $75,317 (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: 714
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,099 medium
• Mortgage (P&I): −$1,411
• Tax est. 1.5%: −$336 /mo · $4,035/yr
• Insurance: −$112
• HOA: −$25
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-226

Break-even live

Break-even rent $2,385

Max offer price $236,303

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: $67,248
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
343 Parkin Ct Cut and Shoot, TX	3.0	2.0	2014	$1,985	$0.99	44d	1	0.28mi
2140 Cedar Bend Dr Conroe, TX	4.0	3.0	1871	$1,995	$1.07	10d	1	1.31mi
15141 Meadow Gln S Conroe, TX	3.0	3.0	1864	$1,961	$1.05	22d	1	1.31mi
2221 Cedar Valley Dr Conroe, TX	3.0	2.0	1920	$1,695	$0.88	44d	1	1.33mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: water

Listing history 6 events

1. 2026-05-05
   status Pending 510-char remark

   Show marketing remark (510 chars)

   NEW! Lennar Watermill Collection "Ramsey" K1 Plan at Lakes at Crockett Martin! This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner’s suite with an attached bathroom and walk-in closet.

2. 2026-05-05
   price $268,990 510-char remark

   Show marketing remark (510 chars)

   NEW! Lennar Watermill Collection "Ramsey" K1 Plan at Lakes at Crockett Martin! This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner’s suite with an attached bathroom and walk-in closet.

3. 2026-04-30
   price $229,590 510-char remark

   Show marketing remark (510 chars)

   NEW! Lennar Watermill Collection "Ramsey" K1 Plan at Lakes at Crockett Martin! This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner’s suite with an attached bathroom and walk-in closet.

4. 2026-04-27
   price $236,990 510-char remark

   Show marketing remark (510 chars)

   NEW! Lennar Watermill Collection "Ramsey" K1 Plan at Lakes at Crockett Martin! This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner’s suite with an attached bathroom and walk-in closet.

5. 2026-04-09
   price $239,040 510-char remark

   Show marketing remark (510 chars)

   NEW! Lennar Watermill Collection "Ramsey" K1 Plan at Lakes at Crockett Martin! This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner’s suite with an attached bathroom and walk-in closet.

6. 2026-04-01
   listed $242,840 Active 510-char remark

   Show marketing remark (510 chars)

   NEW! Lennar Watermill Collection "Ramsey" K1 Plan at Lakes at Crockett Martin! This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner’s suite with an attached bathroom and walk-in closet.

ⓘ 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: $25,185
• − Mortgage interest: −$15,068
• − Property taxes: −$4,035
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,015
• − Management: −$2,015
• − HOA: −$300
• − Depreciation: −$7,825
• Taxable loss: −$7,417
• Est. tax savings @ 24.0%: +$1,780
• After-tax cash flow: $-931/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 · 12 photos

Good 80/100 None rehab

This single-story home is in excellent condition with a modern design and ample space. It is move-in ready and would benefit from minor updates to enhance its curb appeal and functionality.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Installing new flooring in the bathrooms — New flooring in bathrooms improves functionality and appearance.
• Both Upgrading the kitchen backsplash — A stylish backsplash can add value and functionality to the kitchen space.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Installing new flooring in the bathrooms — New flooring in bathrooms improves functionality and appearance. ↑
• Both Upgrading the kitchen backsplash — A stylish backsplash can add value and functionality to the kitchen space. ↑

ⓘ 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

+10.8% since first listed

6 events — show timeline

• 2026-05-05 Pending — HARMLS
• 2026-05-05 Price Changed $268,990 HARMLS
• 2026-04-30 Price Changed $229,590 HARMLS
• 2026-04-27 Price Changed $236,990 HARMLS
• 2026-04-09 Price Changed $239,040 HARMLS
• 2026-04-01 Listed $242,840 HARMLS