24765 Friar Tuck Dr · Magnolia, TX 77447

$230,000

3 bd · 2.0 ba · 1,400 sqft · SingleFamily public records · 211 Days on market

Built 1998 0.70 ac lot $164/sqft · 29% below area Est $324k · 29% 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
• Cash flow +14.3/30.0
• DSCR +4.3/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE IMPROVEMENT 5/9/2026 Welcome to your peaceful escape in the heart of Waller County! This charming 3-bedroom, 2-bathroom home sits on a spacious 0.7 acre lot at the end of a quiet dead-end street, offering the perfect blend of privacy and freedom with no restrictions. Interior features an open living area, a fully equipped kitchen with convenient in-home laundry with washer and dryer that also comes with the home. The primary suite offers comfort and space, while two additional bedrooms are perfect for family, guests, or a home office. Enjoy morning coffee on the covered front porch while overlooking the peaceful, tree-lined surroundings. The property includes a 2-car detached garage, a private water well and septic system, giving you complete independence from city utilities. Whether you're looking for a serene place to call home, a weekend getaway, or a property with room to expand this rare find checks all the boxes. MOVE IN READY WITH ALL APPLIANCES INCLUDED.

Key facts

• Covered front porch
• In-home laundry
• Spacious lot

Tags

• SPACIOUS LOT
• QUIET DEAD-END STREET
• OPEN LIVING AREA
• FULLY EQUIPPED KITCHEN
• IN-HOME LAUNDRY
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $41 ($487/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (8.3% below list).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 3.4% in Magnolia — 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 73/100 on livability (#222 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Waller ISD (rural): math 30% / reading 35% proficiency, ranked #532 of 826 in TX (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.6%/yr); 1790 active listings in the ZIP; high-income renter base; 483 units permitted in Waller County in 2024 (89 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Waller County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago; this cycle's ask has dropped $50k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $230k implies a 241% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $202,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 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. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.76%
• DSCR: 1.03
• GRM: 9.1

CMA / ARV

• ARV (median comp): $323,897
• List price: $230,000
• Delta: -28.99%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25095 Willow Crk	0.43mi	3/1.0	1,370 (-2%)	9mo	$275,000	$201	65
24810 N Clear Creek Rd	0.47mi	2/2.0 (-1)	1,399 (-0%)	22mo	$335,600	$240	55

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: -18.6%
• Equity multiple: 0.37×
• Total profit: $-40,812
• Equity at exit: $34,294

10-year hold

• IRR: -18.7%
• Equity multiple: 0.13×
• Total profit: $-55,876
• Equity at exit: $19,886

Cash invested: $64,400 (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 77447

• Home prices YoY: -31.1%
• Rents YoY: -1.6%
• Active inventory: 1790
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,109 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$323 /mo · $3,881/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $41

Break-even live

Break-even rent $2,057

Max offer price $230,000

Occupancy floor 93%

Sensitivity live

Price	-10% $171	-5% $106	+0% $41	+5% $-25	+10% $-90
Rent	-10% $-126	-5% $-43	+0% $41	+5% $124	+10% $207
Rate	-1.0pp $156	-0.5pp $99	base $41	+0.5pp $-19	+1.0pp $-80

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-02
   days on market $230,000 Active 211 DOM
2. 2026-06-01
   days on market $230,000 Active 210 DOM
3. 2026-05-31
   days on market $230,000 Active 209 DOM
4. 2026-05-09
   price $230,000 982-char remark

   Show marketing remark (982 chars)

   PRICE IMPROVEMENT 5/9/2026 Welcome to your peaceful escape in the heart of Waller County! This charming 3-bedroom, 2-bathroom home sits on a spacious 0.7 acre lot at the end of a quiet dead-end street, offering the perfect blend of privacy and freedom with no restrictions. Interior features an open living area, a fully equipped kitchen with convenient in-home laundry with washer and dryer that also comes with the home. The primary suite offers comfort and space, while two additional bedrooms are perfect for family, guests, or a home office. Enjoy morning coffee on the covered front porch while overlooking the peaceful, tree-lined surroundings. The property includes a 2-car detached garage, a private water well and septic system, giving you complete independence from city utilities. Whether you're looking for a serene place to call home, a weekend getaway, or a property with room to expand this rare find checks all the boxes. MOVE IN READY WITH ALL APPLIANCES INCLUDED.

5. 2026-04-20
   status Active 982-char remark

   Show marketing remark (982 chars)

   PRICE IMPROVEMENT 5/9/2026 Welcome to your peaceful escape in the heart of Waller County! This charming 3-bedroom, 2-bathroom home sits on a spacious 0.7 acre lot at the end of a quiet dead-end street, offering the perfect blend of privacy and freedom with no restrictions. Interior features an open living area, a fully equipped kitchen with convenient in-home laundry with washer and dryer that also comes with the home. The primary suite offers comfort and space, while two additional bedrooms are perfect for family, guests, or a home office. Enjoy morning coffee on the covered front porch while overlooking the peaceful, tree-lined surroundings. The property includes a 2-car detached garage, a private water well and septic system, giving you complete independence from city utilities. Whether you're looking for a serene place to call home, a weekend getaway, or a property with room to expand this rare find checks all the boxes. MOVE IN READY WITH ALL APPLIANCES INCLUDED.

6. 2025-12-22
   status Pending 982-char remark

   Show marketing remark (982 chars)

   PRICE IMPROVEMENT 5/9/2026 Welcome to your peaceful escape in the heart of Waller County! This charming 3-bedroom, 2-bathroom home sits on a spacious 0.7 acre lot at the end of a quiet dead-end street, offering the perfect blend of privacy and freedom with no restrictions. Interior features an open living area, a fully equipped kitchen with convenient in-home laundry with washer and dryer that also comes with the home. The primary suite offers comfort and space, while two additional bedrooms are perfect for family, guests, or a home office. Enjoy morning coffee on the covered front porch while overlooking the peaceful, tree-lined surroundings. The property includes a 2-car detached garage, a private water well and septic system, giving you complete independence from city utilities. Whether you're looking for a serene place to call home, a weekend getaway, or a property with room to expand this rare find checks all the boxes. MOVE IN READY WITH ALL APPLIANCES INCLUDED.

7. 2025-12-21
   historical 982-char remark

   Show marketing remark (982 chars)

   PRICE IMPROVEMENT 5/9/2026 Welcome to your peaceful escape in the heart of Waller County! This charming 3-bedroom, 2-bathroom home sits on a spacious 0.7 acre lot at the end of a quiet dead-end street, offering the perfect blend of privacy and freedom with no restrictions. Interior features an open living area, a fully equipped kitchen with convenient in-home laundry with washer and dryer that also comes with the home. The primary suite offers comfort and space, while two additional bedrooms are perfect for family, guests, or a home office. Enjoy morning coffee on the covered front porch while overlooking the peaceful, tree-lined surroundings. The property includes a 2-car detached garage, a private water well and septic system, giving you complete independence from city utilities. Whether you're looking for a serene place to call home, a weekend getaway, or a property with room to expand this rare find checks all the boxes. MOVE IN READY WITH ALL APPLIANCES INCLUDED.

8. 2025-10-15
   price $265,000 982-char remark

   Show marketing remark (982 chars)

   PRICE IMPROVEMENT 5/9/2026 Welcome to your peaceful escape in the heart of Waller County! This charming 3-bedroom, 2-bathroom home sits on a spacious 0.7 acre lot at the end of a quiet dead-end street, offering the perfect blend of privacy and freedom with no restrictions. Interior features an open living area, a fully equipped kitchen with convenient in-home laundry with washer and dryer that also comes with the home. The primary suite offers comfort and space, while two additional bedrooms are perfect for family, guests, or a home office. Enjoy morning coffee on the covered front porch while overlooking the peaceful, tree-lined surroundings. The property includes a 2-car detached garage, a private water well and septic system, giving you complete independence from city utilities. Whether you're looking for a serene place to call home, a weekend getaway, or a property with room to expand this rare find checks all the boxes. MOVE IN READY WITH ALL APPLIANCES INCLUDED.

9. 2025-07-06
   listed $280,000 Active 982-char remark

   Show marketing remark (982 chars)

   PRICE IMPROVEMENT 5/9/2026 Welcome to your peaceful escape in the heart of Waller County! This charming 3-bedroom, 2-bathroom home sits on a spacious 0.7 acre lot at the end of a quiet dead-end street, offering the perfect blend of privacy and freedom with no restrictions. Interior features an open living area, a fully equipped kitchen with convenient in-home laundry with washer and dryer that also comes with the home. The primary suite offers comfort and space, while two additional bedrooms are perfect for family, guests, or a home office. Enjoy morning coffee on the covered front porch while overlooking the peaceful, tree-lined surroundings. The property includes a 2-car detached garage, a private water well and septic system, giving you complete independence from city utilities. Whether you're looking for a serene place to call home, a weekend getaway, or a property with room to expand this rare find checks all the boxes. MOVE IN READY WITH ALL APPLIANCES INCLUDED.

10. 2016-08-30
    soldstatus
11. 2016-08-08
    soldstatus Sold 506-char remark

    Show marketing remark (506 chars)

    Charming, lovingly cared-for 1 story home in a country setting on nearly 3/4 of an acre. 3 bedroom, 2 bath. All rooms freshly painted. The kitchen has beautiful new granite & a breakfast room that opens to the large family room. There is laminate wood flooring in family room & hallway & new beautiful tile in the kitchen area & bathrooms. Enjoy sitting outside on the porch or grilling out on the privacy of the back deck. Unattached oversized 2 car garage. Roof replaced in 2015.

12. 2016-06-28
    status Pending 506-char remark

    Show marketing remark (506 chars)

    Charming, lovingly cared-for 1 story home in a country setting on nearly 3/4 of an acre. 3 bedroom, 2 bath. All rooms freshly painted. The kitchen has beautiful new granite & a breakfast room that opens to the large family room. There is laminate wood flooring in family room & hallway & new beautiful tile in the kitchen area & bathrooms. Enjoy sitting outside on the porch or grilling out on the privacy of the back deck. Unattached oversized 2 car garage. Roof replaced in 2015.

13. 2016-06-19
    status Option Pending 506-char remark

    Show marketing remark (506 chars)

    Charming, lovingly cared-for 1 story home in a country setting on nearly 3/4 of an acre. 3 bedroom, 2 bath. All rooms freshly painted. The kitchen has beautiful new granite & a breakfast room that opens to the large family room. There is laminate wood flooring in family room & hallway & new beautiful tile in the kitchen area & bathrooms. Enjoy sitting outside on the porch or grilling out on the privacy of the back deck. Unattached oversized 2 car garage. Roof replaced in 2015.

14. 2016-05-18
    status Active 506-char remark

    Show marketing remark (506 chars)

    Charming, lovingly cared-for 1 story home in a country setting on nearly 3/4 of an acre. 3 bedroom, 2 bath. All rooms freshly painted. The kitchen has beautiful new granite & a breakfast room that opens to the large family room. There is laminate wood flooring in family room & hallway & new beautiful tile in the kitchen area & bathrooms. Enjoy sitting outside on the porch or grilling out on the privacy of the back deck. Unattached oversized 2 car garage. Roof replaced in 2015.

15. 2016-05-16
    status Option Pending 506-char remark

    Show marketing remark (506 chars)

    Charming, lovingly cared-for 1 story home in a country setting on nearly 3/4 of an acre. 3 bedroom, 2 bath. All rooms freshly painted. The kitchen has beautiful new granite & a breakfast room that opens to the large family room. There is laminate wood flooring in family room & hallway & new beautiful tile in the kitchen area & bathrooms. Enjoy sitting outside on the porch or grilling out on the privacy of the back deck. Unattached oversized 2 car garage. Roof replaced in 2015.

16. 2016-05-09
    listed $185,000 Active 506-char remark

    Show marketing remark (506 chars)

    Charming, lovingly cared-for 1 story home in a country setting on nearly 3/4 of an acre. 3 bedroom, 2 bath. All rooms freshly painted. The kitchen has beautiful new granite & a breakfast room that opens to the large family room. There is laminate wood flooring in family room & hallway & new beautiful tile in the kitchen area & bathrooms. Enjoy sitting outside on the porch or grilling out on the privacy of the back deck. Unattached oversized 2 car garage. Roof replaced in 2015.

17. 2004-06-08
    soldstatus $67,500
18. 2001-09-20
    historical
19. 2001-08-03
    listed $99,900

ⓘ 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: $3,881 · $323/mo
• Projected year-2 tax: $4,209 · $351/mo
• Expected delta: +$328/yr (+$27/mo · 8.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,306
• − Mortgage interest: −$12,884
• − Property taxes: −$3,881
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,024
• − Management: −$2,024
• − Depreciation: −$6,691
• Taxable loss: −$3,349
• Est. tax savings @ 24.0%: +$804
• After-tax cash flow: $1,291/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: Waller ISD
• NCES district ID: 4844430
• Math proficiency: 30% ▼ -23.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $58,911
• Composite: 29.12/100
• National rank: #6593
• State rank: #532 of 826 in TX

Livability — Magnolia

• Score: 73/100
• State rank: #222
• US rank: #5442

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 25,231
• Household income: $116,925
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 265.0

Population outlook (Waller County) Hauer SSP2

• Today (2025): 60,772 people
• By 2030: 67,616 · +11.3%
• By 2040: 82,283 · +35.4%
• By 2050: 98,276 · +61.7%
• By 2075: 142,860 · +135.1%
• By 2100: 175,596 · +188.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 44% Hispanic / Latino 41% Two or more races 16% Black 9% Asian 1%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 15% · Canada, Jamaica, Dominican Republic
• Languages at home: 69% English-only · Spanish 28% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Waller

• 2024 margin: Strong R (+25.0) · D 37.0% · R 62.0% · Other 1.0%
• 2008→2024 swing: -17.9pp toward R · 2008: -7.2pp · 2024: -25.0pp
• All cycles: 2024: R+25.0 2020: R+26.7 2016: R+28.6 2012: R+17.6 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -112.73%
• Current HPI: 249.6969
• Rent YoY: ▼ -1.58%
• 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

+130.2% since first listed

16 events — show timeline

• 2026-05-09 Price Changed $230,000 HARMLS
• 2026-04-20 Relisted — HARMLS
• 2025-12-22 Pending — HARMLS
• 2025-12-21 Listing Removed — HARMLS
• 2025-10-15 Price Changed $265,000 HARMLS
• 2025-07-06 Listed $280,000 HARMLS
• 2016-08-30 Sold (Public Records) — Public Records
• 2016-08-08 Sold (MLS) — HARMLS
• 2016-06-28 Pending — HARMLS
• 2016-06-19 Pending — HARMLS
• 2016-05-18 Relisted — HARMLS
• 2016-05-16 Pending — HARMLS
• 2016-05-09 Listed $185,000 HARMLS
• 2004-06-08 Sold (Public Records) $67,500 Public Records
• 2001-09-20 Listing Removed — HARMLS
• 2001-08-03 Listed $99,900 HARMLS

Property tax history

+4.2%/yr

Latest (2025): $3,881 · +8.6% YoY. Source: county tax records.