305 Fryer St · Conroe, TX 77301

$78,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 121 Days on market

Built 2025 Good condition $65/sqft · 39% below area Est $130k · 39% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.1/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

COMING SOON IS THIS 3 BED 2 BATH HOME IN CONROE ESTATES AVAILABLE NOW. This is your chance to secure a beautifully upgraded home in the sought after Conroe Estates community and it's ready for you today. Step inside and fall in love with the modern open concept design, featuring: Gourmet Kitchen: Massive island with farmhouse sink, tons of counter space, generous cabinetry, and a walk in pantry that connects to a spacious utility room. Luxurious Primary Suite Unwind in your deep soaking tub, enjoy dual vanities, and refresh in a separate walk in shower all in your private spa inspired retreat. Smart Split Floor Plan Ideal for privacy, with secondary bedrooms tucked away on the opposite side of the home. All of this in the vibrant, growing Conroe Estates just minutes from Lake Conroe, top rated Conroe ISD schools, shopping, dining, and endless recreation. LEASE OR OWN YOU CHOOSE! Financing available with as little as 5% down. No matter your path, we make it easy and affordable to call this place home. ACT FAST HOMES ARE GOING QUICK. This home won't last long! Schedule your private tour today and take the first step toward making this stunning home yours. Call now or message us for details your dream home is ready and waiting.

Key facts

• Spa style bathroom
• Move in ready
• Modern kitchen

Tags

• MOVE IN READY
• MODERN KITCHEN
• MASSIVE KITCHEN ISLAND
• WALK IN PANTRY
• SPA STYLE BATHROOM
• DEEP SOAKING TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $79k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $658 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.3% vs local median 3.1% in Conroe — 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 (#169 in TX, #4,447 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, amenities B; Watch: schools D+, commute F, health & safety 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 rising (+1.4%/yr); 486 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $545 of loan paydown is wiped out by about $2k 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 + 1.4% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $69,432 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.91% ✓
• Cap rate: 16.30%
• Cash-on-cash: 35.73%
• DSCR: 2.59
• GRM: 4.4

CMA / ARV

• ARV (median comp): $130,000
• List price: $78,900
• Delta: -39.31%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.43% rent growth · sell at horizon

5-year hold

• IRR: 29.6%
• Equity multiple: 2.21×
• Total profit: $26,775
• Equity at exit: $11,764

10-year hold

• IRR: 36.0%
• Equity multiple: 4.08×
• Total profit: $67,993
• Equity at exit: $6,822

Cash invested: $22,092 (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 77301

• Home prices YoY: -8.4%
• Rents YoY: 1.4%
• Active inventory: 486
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,508 high
• Mortgage (P&I): −$414
• Tax from tax record: −$87 /mo · $1,046/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $658

Break-even live

Break-even rent $676

Max offer price $78,900

Occupancy floor 51%

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: $19,725
• Closing costs: $2,367
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Betty St Unit BE113 Conroe, TX	3.0	2.0	1216	$1,399	$1.15	21d	1	0.05mi
204 Peggy St Unit PG204 Conroe, TX	3.0	2.0	1216	$1,399	$1.15	21d	1	0.17mi
605 Kathy St Unit KA605 Conroe, TX	3.0	2.0	1216	$1,399	$1.15	14d	1	0.28mi
115 Lillian St Unit LL115 Conroe, TX	3.0	2.0	1120	$1,399	$1.25	5d	1	0.45mi
1619 N Frazier St Conroe, TX	1.0–2.0	1.0–2.0	824	$1,895	$2.30	7d	10	0.83mi
1619 N Frazier St Conroe, TX	2.0	2.0	980	$1,309	$1.34	44d	1	0.83mi
901 Wilson Rd Unit 2047 Conroe, TX	2.0	2.0	917	$1,103	$1.20	12d	1	0.90mi
901 Wilson Rd Unit 3047 Conroe, TX	3.0	2.0	1295	$1,524	$1.18	11d	1	0.90mi
901 Wilson Rd Unit 958 Conroe, TX	2.0	2.0	917	$1,143	$1.25	10d	1	0.90mi
901 Wilson Rd Unit 2228 Conroe, TX	2.0	2.0	917	$1,111	$1.21	3d	1	0.90mi
901 Wilson Rd Unit 2162 Conroe, TX	2.0	2.0	917	$1,119	$1.22	7d	1	0.90mi
901 Wilson Rd Unit 934 Conroe, TX	3.0	2.0	1295	$1,513	$1.17	10d	1	0.90mi
901 Wilson Rd Unit 3228 Conroe, TX	3.0	2.0	1295	$1,481	$1.14	3d	1	0.90mi
907 Wilson Rd Conroe, TX	3.0	2.0	1295	$1,760	$1.36	44d	1	0.92mi
900 Holly Dr Conroe, TX	2.0	1.0	850	$1,095	$1.29	14d	3	0.98mi
900 Holly Dr Unit 16 Conroe, TX	2.0	1.0	850	$1,095	$1.29	44d	1	0.98mi
1101 Wilson Rd Conroe, TX	1.0–2.0	1.0	720	$1,190	$1.65	15d	13	1.03mi
511 N 3rd St Conroe, TX	3.0	1.0	1100	$1,695	$1.54	4d	1	1.07mi
2219 N Frazier St Conroe, TX	2.0	2.0	1023	$1,100	$1.08	44d	1	1.10mi
2301 N Frazier St Conroe, TX	2.0	2.0	1042	$1,250	$1.20	44d	1	1.11mi
707 N Frazier St Conroe, TX	2.0	2.0	1159	$1,245	$1.07	44d	1	1.18mi
2020 Plantation Dr Conroe, TX	1.0–2.0	1.0–2.0	779	$1,180	$1.51	1d	18	1.24mi
2461 N Frazier St Conroe, TX	2.0	2.0	1025	$1,025	$1.00	44d	1	1.32mi
2200 Plantation Dr Conroe, TX	1.0–3.0	1.0–2.0	1040	$1,773	$1.70	1d	18	1.37mi
1206 North Loop 336 W Conroe, TX	2.0	1.0	788	$1,188	$1.51	44d	1	1.38mi
1200 North Loop 336 W Unit 1233 Conroe, TX	3.0	2.0	1100	$1,353	$1.23	10d	1	1.39mi
1200 North Loop 336 W Unit 426 Conroe, TX	2.0	2.0	788	$1,063	$1.35	10d	1	1.39mi
1200 North Loop 336 W Unit 2162 Conroe, TX	2.0	2.0	788	$1,039	$1.32	7d	1	1.39mi
1200 North Loop 336 W Unit 2228 Conroe, TX	2.0	2.0	788	$1,031	$1.31	3d	1	1.39mi
1200 North Loop 336 W Unit 3228 Conroe, TX	3.0	2.0	1100	$1,321	$1.20	3d	1	1.39mi
1200 North Loop 336 W Unit 2047 Conroe, TX	2.0	2.0	788	$1,074	$1.36	11d	1	1.43mi
1900 Westview Blvd Conroe, TX	2.0	2.0	1016	$1,320	$1.30	7d	1	1.50mi

Listing history 5 events

1. 2026-04-02
   status Active 1250-char remark

   Show marketing remark (1250 chars)

   COMING SOON IS THIS 3 BED 2 BATH HOME IN CONROE ESTATES AVAILABLE NOW. This is your chance to secure a beautifully upgraded home in the sought after Conroe Estates community and it's ready for you today. Step inside and fall in love with the modern open concept design, featuring: Gourmet Kitchen: Massive island with farmhouse sink, tons of counter space, generous cabinetry, and a walk in pantry that connects to a spacious utility room. Luxurious Primary Suite Unwind in your deep soaking tub, enjoy dual vanities, and refresh in a separate walk in shower all in your private spa inspired retreat. Smart Split Floor Plan Ideal for privacy, with secondary bedrooms tucked away on the opposite side of the home. All of this in the vibrant, growing Conroe Estates just minutes from Lake Conroe, top rated Conroe ISD schools, shopping, dining, and endless recreation. LEASE OR OWN YOU CHOOSE! Financing available with as little as 5% down. No matter your path, we make it easy and affordable to call this place home. ACT FAST HOMES ARE GOING QUICK. This home won't last long! Schedule your private tour today and take the first step toward making this stunning home yours. Call now or message us for details your dream home is ready and waiting.

2. 2026-03-26
   historical 1250-char remark

   Show marketing remark (1250 chars)

   COMING SOON IS THIS 3 BED 2 BATH HOME IN CONROE ESTATES AVAILABLE NOW. This is your chance to secure a beautifully upgraded home in the sought after Conroe Estates community and it's ready for you today. Step inside and fall in love with the modern open concept design, featuring: Gourmet Kitchen: Massive island with farmhouse sink, tons of counter space, generous cabinetry, and a walk in pantry that connects to a spacious utility room. Luxurious Primary Suite Unwind in your deep soaking tub, enjoy dual vanities, and refresh in a separate walk in shower all in your private spa inspired retreat. Smart Split Floor Plan Ideal for privacy, with secondary bedrooms tucked away on the opposite side of the home. All of this in the vibrant, growing Conroe Estates just minutes from Lake Conroe, top rated Conroe ISD schools, shopping, dining, and endless recreation. LEASE OR OWN YOU CHOOSE! Financing available with as little as 5% down. No matter your path, we make it easy and affordable to call this place home. ACT FAST HOMES ARE GOING QUICK. This home won't last long! Schedule your private tour today and take the first step toward making this stunning home yours. Call now or message us for details your dream home is ready and waiting.

3. 2026-03-20
   status Active 1250-char remark

   Show marketing remark (1250 chars)

   COMING SOON IS THIS 3 BED 2 BATH HOME IN CONROE ESTATES AVAILABLE NOW. This is your chance to secure a beautifully upgraded home in the sought after Conroe Estates community and it's ready for you today. Step inside and fall in love with the modern open concept design, featuring: Gourmet Kitchen: Massive island with farmhouse sink, tons of counter space, generous cabinetry, and a walk in pantry that connects to a spacious utility room. Luxurious Primary Suite Unwind in your deep soaking tub, enjoy dual vanities, and refresh in a separate walk in shower all in your private spa inspired retreat. Smart Split Floor Plan Ideal for privacy, with secondary bedrooms tucked away on the opposite side of the home. All of this in the vibrant, growing Conroe Estates just minutes from Lake Conroe, top rated Conroe ISD schools, shopping, dining, and endless recreation. LEASE OR OWN YOU CHOOSE! Financing available with as little as 5% down. No matter your path, we make it easy and affordable to call this place home. ACT FAST HOMES ARE GOING QUICK. This home won't last long! Schedule your private tour today and take the first step toward making this stunning home yours. Call now or message us for details your dream home is ready and waiting.

4. 2025-09-10
   historical 1250-char remark

   Show marketing remark (1250 chars)

   COMING SOON IS THIS 3 BED 2 BATH HOME IN CONROE ESTATES AVAILABLE NOW. This is your chance to secure a beautifully upgraded home in the sought after Conroe Estates community and it's ready for you today. Step inside and fall in love with the modern open concept design, featuring: Gourmet Kitchen: Massive island with farmhouse sink, tons of counter space, generous cabinetry, and a walk in pantry that connects to a spacious utility room. Luxurious Primary Suite Unwind in your deep soaking tub, enjoy dual vanities, and refresh in a separate walk in shower all in your private spa inspired retreat. Smart Split Floor Plan Ideal for privacy, with secondary bedrooms tucked away on the opposite side of the home. All of this in the vibrant, growing Conroe Estates just minutes from Lake Conroe, top rated Conroe ISD schools, shopping, dining, and endless recreation. LEASE OR OWN YOU CHOOSE! Financing available with as little as 5% down. No matter your path, we make it easy and affordable to call this place home. ACT FAST HOMES ARE GOING QUICK. This home won't last long! Schedule your private tour today and take the first step toward making this stunning home yours. Call now or message us for details your dream home is ready and waiting.

5. 2025-07-10
   listed $78,900 Active 1250-char remark

   Show marketing remark (1250 chars)

   COMING SOON IS THIS 3 BED 2 BATH HOME IN CONROE ESTATES AVAILABLE NOW. This is your chance to secure a beautifully upgraded home in the sought after Conroe Estates community and it's ready for you today. Step inside and fall in love with the modern open concept design, featuring: Gourmet Kitchen: Massive island with farmhouse sink, tons of counter space, generous cabinetry, and a walk in pantry that connects to a spacious utility room. Luxurious Primary Suite Unwind in your deep soaking tub, enjoy dual vanities, and refresh in a separate walk in shower all in your private spa inspired retreat. Smart Split Floor Plan Ideal for privacy, with secondary bedrooms tucked away on the opposite side of the home. All of this in the vibrant, growing Conroe Estates just minutes from Lake Conroe, top rated Conroe ISD schools, shopping, dining, and endless recreation. LEASE OR OWN YOU CHOOSE! Financing available with as little as 5% down. No matter your path, we make it easy and affordable to call this place home. ACT FAST HOMES ARE GOING QUICK. This home won't last long! Schedule your private tour today and take the first step toward making this stunning home yours. Call now or message us for details your dream home is ready and waiting.

ⓘ 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: $1,046 · $87/mo
• Projected year-2 tax: $1,444 · $120/mo
• Expected delta: +$398/yr (+$33/mo · 38.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,099
• − Mortgage interest: −$4,420
• − Property taxes: −$1,046
• − Insurance: −$394
• − Repairs & maintenance: −$1,448
• − Management: −$1,448
• − Depreciation: −$2,295
• Taxable income: $7,048
• Est. tax owed @ 24.0%: −$1,691
• After-tax cash flow: $6,201/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 Cosmetic rehab

This beautifully upgraded mobile home in Conroe Estates is move-in ready with a modern open concept design and high-end finishes. It offers a great opportunity for investors looking to secure a well-maintained property in a sought-after community.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value.
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient.
• Resale Upgrading the flooring in the bathrooms — High-quality flooring can enhance the overall aesthetic and value of the home.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑
• Resale Upgrading the flooring in the bathrooms — High-quality flooring can enhance the overall aesthetic and value of the home. ↑

ⓘ 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 — Conroe

• Score: 74/100
• State rank: #169
• US rank: #4447

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Conroe, TX
• County: Montgomery County · 663,713 people
• City population: 205,417
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 37,769
• Household income: $66,475
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1256.0

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 0.62)
• Race & ethnicity: Hispanic / Latino 52% White 31% Two or more races 19% Black 13% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Lithuanian 2% Slovak 1% Romanian 1%
• Foreign-born: 27% · Canada, Jamaica
• Languages at home: 51% English-only · Spanish 45% Other Asian/Pacific 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: ▼ -25.51%
• Current HPI: 278.6662
• Rent YoY: ▲ 1.43%
• 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

5 events — show timeline

• 2026-04-02 Relisted — Zillow
• 2026-03-26 Delisted — Zillow
• 2026-03-20 Relisted — Zillow
• 2025-09-10 Delisted — Zillow
• 2025-07-10 Listed $78,900 Zillow

Property tax history

-0.3%/yr

Latest (2025): $1,046 · -0.3% YoY. Source: county tax records.