676 Ravensworth Dr · Conroe, TX 77302

$199,900

4 bd · 2.5 ba · 2,296 sqft · SingleFamily public records · 142 Days on market

Built 1972 10,402 sqft lot $87/sqft · 33% below area Est $300k · 33% under $72/mo HOA · 2% of rent ↓ 23% since listing

---

Why this score? — see what drove the B+ 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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Schools +5.1/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A well-arranged home offering 4 bedrooms and 2.5 bathrooms with a 2-car attached garage and a functional open floor plan. Interior spaces connect smoothly for everyday living with natural light throughout. The property includes a large backyard suitable for general outdoor use. The home is in move-in condition with some deferred maintenance present, allowing for future updates over time. Located near Carl Barton Jr. Park, Wedgewood Golf Course, and Lake Conroe, with shopping and dining available at Valley Ranch Town Center and along FM 1488, and convenient access to I-45 for regional travel.

Key facts

• Open floor plan
• Large backyard
• Move-in condition

Tags

• OPEN FLOOR PLAN
• LARGE BACKYARD
• MOVE-IN CONDITION
• NEAR CARL BARTON JR PARK
• NEAR WEDGEWOOD GOLF COURSE
• NEAR LAKE CONROE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 (+3.3%/yr); 1111 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).
• This rent runs 42% of the median local income ($85k/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 $1k of loan paydown is wiped out by about $6k 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 142 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 5y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.48% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.70%
• DSCR: 1.61
• GRM: 5.6

CMA / ARV

• ARV (median comp): $299,545
• List price: $199,900
• Delta: -33.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
674 Ravensworth Dr	0.02mi	4/2.5	2,527 (+10%)	10mo	$289,000	$114	74
534 Bull Run Ct	0.12mi	4/2.5	1,956 (-15%)	2mo	$275,900	$141	68
696 Ravensworth Dr	0.15mi	4/2.5	2,577 (+12%)	12mo	$285,899	$111	63
541 Natchez Park	0.45mi	4/2.0	2,136 (-7%)	3mo	$315,000	$147	63
557 Hermitage Ct	0.31mi	3/2.0 (-1)	2,145 (-7%)	10mo	$399,999	$186	59
502 Monitor Park	0.50mi	3/2.5 (-1)	2,580 (+12%)	1mo	$425,000	$165	50
526 Marymont Park	0.59mi	4/3.0	2,503 (+9%)	6mo	$365,000	$146	50
543 Roanoke Dr	0.43mi	4/3.5	2,615 (+14%)	6mo	$200,000	$76	48
601 Jeff Davis Ct	0.59mi	4/2.5	2,577 (+12%)	11mo	$399,950	$155	43
566 Beauregard Dr	0.63mi	3/2.0 (-1)	1,986 (-14%)	1mo	$365,000	$184	40
711 Stonewall Jackson Ct	0.74mi	3/2.0 (-1)	1,998 (-13%)	1mo	$324,000	$162	36
738 Stone Mountain Dr	0.66mi	4/3.0	2,627 (+14%)	8mo	$335,000	$128	36

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 · 3.3% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-17,460
• Equity at exit: $29,806

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $7,980
• Equity at exit: $17,284

Cash invested: $55,972 (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 77302

• Rents YoY: 3.3%
• Active inventory: 1111
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,967 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$502 /mo · $6,021/yr
• Insurance: −$83
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$72
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $212

Break-even live

Break-even rent $2,699

Max offer price $199,900

Occupancy floor 88%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
493 Monticello Park Conroe, TX	5.0	3.5	2921	$3,400	$1.16	24d	1	0.79mi
461 Stephen F Austin Dr Conroe, TX	4.0	2.5	3023	$3,036	$1.00	5d	1	0.89mi
915 Longleaf Ln Conroe, TX	3.0	2.0	1767	$1,975	$1.12	43d	1	0.98mi

HOA detail

• Monthly dues: $72 · $864/yr

Listing history 50 events

1. 2026-06-17
   status $199,900 Pending 142 DOM
2. 2026-06-16
   days on market $199,900 Active 142 DOM
3. 2026-06-15
   days on market $199,900 Active 141 DOM
4. 2026-06-13
   days on market $199,900 Active 139 DOM
5. 2026-06-09
   days on market $199,900 Active 135 DOM
6. 2026-06-08
   days on market $199,900 Active 134 DOM
7. 2026-06-07
   days on market $199,900 Active 133 DOM
8. 2026-06-04
   days on market $199,900 Active 130 DOM
9. 2026-06-03
   days on market $199,900 Active 129 DOM
10. 2026-06-02
    days on market $199,900 Active 128 DOM
11. 2026-06-01
    days on market $199,900 Active 127 DOM
12. 2026-05-31
    days on market $199,900 Active 126 DOM
13. 2026-04-23
    status Active 598-char remark

    Show marketing remark (598 chars)

    A well-arranged home offering 4 bedrooms and 2.5 bathrooms with a 2-car attached garage and a functional open floor plan. Interior spaces connect smoothly for everyday living with natural light throughout. The property includes a large backyard suitable for general outdoor use. The home is in move-in condition with some deferred maintenance present, allowing for future updates over time. Located near Carl Barton Jr. Park, Wedgewood Golf Course, and Lake Conroe, with shopping and dining available at Valley Ranch Town Center and along FM 1488, and convenient access to I-45 for regional travel.

14. 2026-04-21
    status Pending 598-char remark

    Show marketing remark (598 chars)

    A well-arranged home offering 4 bedrooms and 2.5 bathrooms with a 2-car attached garage and a functional open floor plan. Interior spaces connect smoothly for everyday living with natural light throughout. The property includes a large backyard suitable for general outdoor use. The home is in move-in condition with some deferred maintenance present, allowing for future updates over time. Located near Carl Barton Jr. Park, Wedgewood Golf Course, and Lake Conroe, with shopping and dining available at Valley Ranch Town Center and along FM 1488, and convenient access to I-45 for regional travel.

15. 2026-04-03
    price $199,900 598-char remark

    Show marketing remark (598 chars)

    A well-arranged home offering 4 bedrooms and 2.5 bathrooms with a 2-car attached garage and a functional open floor plan. Interior spaces connect smoothly for everyday living with natural light throughout. The property includes a large backyard suitable for general outdoor use. The home is in move-in condition with some deferred maintenance present, allowing for future updates over time. Located near Carl Barton Jr. Park, Wedgewood Golf Course, and Lake Conroe, with shopping and dining available at Valley Ranch Town Center and along FM 1488, and convenient access to I-45 for regional travel.

16. 2026-03-09
    price $212,500 598-char remark

    Show marketing remark (598 chars)

    A well-arranged home offering 4 bedrooms and 2.5 bathrooms with a 2-car attached garage and a functional open floor plan. Interior spaces connect smoothly for everyday living with natural light throughout. The property includes a large backyard suitable for general outdoor use. The home is in move-in condition with some deferred maintenance present, allowing for future updates over time. Located near Carl Barton Jr. Park, Wedgewood Golf Course, and Lake Conroe, with shopping and dining available at Valley Ranch Town Center and along FM 1488, and convenient access to I-45 for regional travel.

17. 2026-01-30
    soldstatus
18. 2026-01-23
    listed $225,000 Active 598-char remark

    Show marketing remark (598 chars)

    A well-arranged home offering 4 bedrooms and 2.5 bathrooms with a 2-car attached garage and a functional open floor plan. Interior spaces connect smoothly for everyday living with natural light throughout. The property includes a large backyard suitable for general outdoor use. The home is in move-in condition with some deferred maintenance present, allowing for future updates over time. Located near Carl Barton Jr. Park, Wedgewood Golf Course, and Lake Conroe, with shopping and dining available at Valley Ranch Town Center and along FM 1488, and convenient access to I-45 for regional travel.

19. 2025-11-17
    historical
20. 2025-11-14
    historical $2,400
21. 2025-08-27
    price $300,000
22. 2025-08-26
    listed $305,000 Active
23. 2025-08-22
    listed $2,400
24. 2025-08-21
    historical $2,400
25. 2025-08-20
    historical
26. 2025-07-24
    price $305,000
27. 2025-07-08
    listed $2,400
28. 2025-06-30
    historical $2,400
29. 2025-06-07
    listed $2,400
30. 2025-05-24
    listed $316,000 Active
31. 2025-05-24
    historical
32. 2024-12-19
    historical $2,000
33. 2024-12-07
    listed $2,000
34. 2024-12-07
    historical $2,000
35. 2024-11-17
    price $2,000
36. 2024-10-29
    price $2,400
37. 2024-10-19
    listed $2,575
38. 2024-10-17
    historical $2,600
39. 2024-10-02
    listed $2,600
40. 2024-09-27
    historical
41. 2024-09-17
    price $280,000
42. 2024-09-09
    price $295,000
43. 2024-08-05
    price $305,000
44. 2024-07-17
    listed $315,700 Active
45. 2023-10-28
    historical
46. 2023-10-16
    price $319,900
47. 2023-09-22
    price $325,000
48. 2023-08-10
    price $330,000
49. 2023-07-13
    listed $340,000 Active
50. 2021-07-15
    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: $6,021 · $502/mo
• Projected year-2 tax: $6,021 · $502/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 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: $35,609
• − Mortgage interest: −$11,198
• − Property taxes: −$6,021
• − Insurance: −$6,118
• − Repairs & maintenance: −$2,849
• − Management: −$2,849
• − HOA: −$864
• − Depreciation: −$5,815
• Taxable loss: −$104
• Est. tax savings @ 24.0%: +$25
• After-tax cash flow: $2,574/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 — 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

• County: Montgomery County · 663,713 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 21,546
• Household income: $84,673
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 205.0

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 29% Two or more races 19% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 26% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 2%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 78% English-only · Spanish 20% Russian/Polish/Slavic 1% Other Indo-European 0%

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: ▼ -187.56%
• Current HPI: 262.1879
• Rent YoY: ▲ 3.30%
• 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

-23.1% since first listed

43 events — show timeline

• 2026-04-23 Relisted — HARMLS
• 2026-04-21 Pending — HARMLS
• 2026-04-03 Price Changed $199,900 HARMLS
• 2026-03-09 Price Changed $212,500 HARMLS
• 2026-01-30 Sold (Public Records) — Public Records
• 2026-01-23 Listed $225,000 HARMLS
• 2025-11-17 Listing Removed — HARMLS
• 2025-11-14 Rental Removed $2,400 HARMLS
• 2025-08-27 Price Changed $300,000 HARMLS
• 2025-08-26 Listed $305,000 HARMLS
• 2025-08-22 Listed for Rent $2,400 HARMLS
• 2025-08-21 Rental Removed $2,400 HARMLS
• 2025-08-20 Listing Removed — HARMLS
• 2025-07-24 Price Changed $305,000 HARMLS
• 2025-07-08 Listed for Rent $2,400 HARMLS
• 2025-06-30 Rental Removed $2,400 HARMLS
• 2025-06-07 Listed for Rent $2,400 HARMLS
• 2025-05-24 Listed $316,000 HARMLS
• 2025-05-24 Coming Soon — HARMLS
• 2024-12-19 Rental Removed $2,000 HARMLS
• 2024-12-07 Listed for Rent $2,000 HARMLS
• 2024-12-07 Rental Removed $2,000 HARMLS
• 2024-11-17 Price Changed $2,000 HARMLS
• 2024-10-29 Price Changed $2,400 HARMLS
• 2024-10-19 Listed for Rent $2,575 HARMLS
• 2024-10-17 Rental Removed $2,600 HARMLS
• 2024-10-02 Listed for Rent $2,600 HARMLS
• 2024-09-27 Listing Removed — HARMLS
• 2024-09-17 Price Changed $280,000 HARMLS
• 2024-09-09 Price Changed $295,000 HARMLS
• 2024-08-05 Price Changed $305,000 HARMLS
• 2024-07-17 Listed $315,700 HARMLS
• 2023-10-28 Listing Removed — HARMLS
• 2023-10-16 Price Changed $319,900 HARMLS
• 2023-09-22 Price Changed $325,000 HARMLS
• 2023-08-10 Price Changed $330,000 HARMLS
• 2023-07-13 Listed $340,000 HARMLS
• 2021-07-15 Sold (Public Records) — Public Records
• 2021-07-13 Sold (MLS) — HARMLS
• 2021-06-16 Pending — HARMLS
• 2021-06-08 Pending — HARMLS
• 2021-06-04 Listed $259,900 HARMLS
• 2000-12-14 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $6,021 · -2.0% YoY. Source: county tax records.