21839 Cypress Vine · Splendora, TX 77372

$211,990

3 bd · 2.0 ba · 1,450 sqft · Land · 192 Days on market

Built 2026 $146/sqft · 17% below area Est $256k · 17% under $63/mo HOA · 3% of rent ↓ 8% since listing

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Why this score? — see what drove the C 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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +1.8/10.0

Listing remarks MLS

Discover the Blue Jay II by Smith Douglas Homes a thoughtfully designed 3-bedroom, 2-bath home offering an efficient open-concept layout. The spacious kitchen flows seamlessly into the dining area and family room, creating the perfect space for everyday living and entertaining. The private owners suite is tucked at the rear of the home and features an ensuite bath with an oversized walk-in shower. Enjoy outdoor living on the covered back patio overlooking a fully sodded yard with front landscaping included. Additional features include a Tech Shield radiant barrier for enhanced energy efficiency. Located in Splendora ISD with an onsite elementary school, this community offers exceptional amenities such as a swimming pool, walking trails, community center, playground, and covered pavilion. AVAILABLE APRIL!

Key facts

• Private owners suite
• Fully sodded yard
• Covered back patio

Tags

• OPEN-CONCEPT LAYOUT
• PRIVATE OWNERS SUITE
• OVERSIZED WALK-IN SHOWER
• COVERED BACK PATIO
• FULLY SODDED YARD
• FRONT LANDSCAPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $212k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/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 $199k (6.2% below list).
• Recommended offer: $187k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 5.2% in Splendora — 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 62/100 on livability (#911 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Splendora ISD (rural): math 25% / reading 31% proficiency, ranked #648 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 542 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).
• This rent runs 30% of the median local income ($79k/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 192 days — a 12% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $18k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $186,551 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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. 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: 0.94% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.53%
• DSCR: 1.20
• GRM: 8.9

CMA / ARV

• ARV (median comp): $255,990
• List price: $211,990
• Delta: -17.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-20,108
• Equity at exit: $31,608

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $712
• Equity at exit: $18,329

Cash invested: $59,357 (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 77372

• Home prices YoY: -2.1%
• Active inventory: 542
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,989 medium
• Mortgage (P&I): −$1,112
• Tax from tax record: −$84 /mo · $1,007/yr
• Insurance: −$88
• HOA: −$63
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $224

Break-even live

Break-even rent $1,705

Max offer price $211,990

Occupancy floor 84%

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: $52,998
• Closing costs: $6,360
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15019 Ashton Meadows Dr New Caney, TX	3.0	2.0	1501	$1,790	$1.19	24d	1	0.35mi
14255 Timber Fields Way New Caney, TX	3.0–4.0	2.0–2.5	1797	$1,622	$0.90	5d	57	0.50mi

HOA detail

• Monthly dues: $63 · $756/yr
• Likely covers: landscapingpool

Listing history 23 events

1. 2026-06-18
   days on market $211,990 Active 192 DOM
2. 2026-06-17
   days on market $211,990 Active 191 DOM
3. 2026-06-16
   days on market $211,990 Active 190 DOM
4. 2026-06-15
   days on market $211,990 Active 189 DOM
5. 2026-06-13
   days on market $211,990 Active 187 DOM
6. 2026-06-13
   days on market $211,990 Active 186 DOM
7. 2026-06-09
   days on market $211,990 Active 183 DOM
8. 2026-06-08
   days on market $211,990 Active 182 DOM
9. 2026-06-07
   days on market $211,990 Active 181 DOM
10. 2026-06-04
    days on market $211,990 Active 178 DOM
11. 2026-06-03
    days on market $211,990 Active 177 DOM
12. 2026-06-02
    days on market $211,990 Active 176 DOM
13. 2026-06-01
    days on market $211,990 Active 175 DOM
14. 2026-05-31
    days on market $211,990 Active 174 DOM
15. 2026-05-15
    price $211,990 815-char remark

    Show marketing remark (815 chars)

    Discover the Blue Jay II by Smith Douglas Homes a thoughtfully designed 3-bedroom, 2-bath home offering an efficient open-concept layout. The spacious kitchen flows seamlessly into the dining area and family room, creating the perfect space for everyday living and entertaining. The private owners suite is tucked at the rear of the home and features an ensuite bath with an oversized walk-in shower. Enjoy outdoor living on the covered back patio overlooking a fully sodded yard with front landscaping included. Additional features include a Tech Shield radiant barrier for enhanced energy efficiency. Located in Splendora ISD with an onsite elementary school, this community offers exceptional amenities such as a swimming pool, walking trails, community center, playground, and covered pavilion. AVAILABLE APRIL!

16. 2026-05-14
    price $211,990 829-char remark

    Show marketing remark (829 chars)

    Discover the Blue Jay II by Smith Douglas Homes— a thoughtfully designed 3-bedroom, 2-bath home offering an efficient open-concept layout. The spacious kitchen flows seamlessly into the dining area and family room, creating the perfect space for everyday living and entertaining. The private owner’s suite is tucked at the rear of the home and features an ensuite bath with an oversized walk-in shower. Enjoy outdoor living on the covered back patio overlooking a fully sodded yard with front landscaping included. Additional features include a Tech Shield radiant barrier for enhanced energy efficiency. Located in Splendora ISD with an onsite elementary school, this community offers exceptional amenities such as a swimming pool, walking trails, community center, playground, and covered pavilion. AVAILABLE APRIL!

17. 2026-05-14
    price $209,990 829-char remark

    Show marketing remark (829 chars)

    Discover the Blue Jay II by Smith Douglas Homes— a thoughtfully designed 3-bedroom, 2-bath home offering an efficient open-concept layout. The spacious kitchen flows seamlessly into the dining area and family room, creating the perfect space for everyday living and entertaining. The private owner’s suite is tucked at the rear of the home and features an ensuite bath with an oversized walk-in shower. Enjoy outdoor living on the covered back patio overlooking a fully sodded yard with front landscaping included. Additional features include a Tech Shield radiant barrier for enhanced energy efficiency. Located in Splendora ISD with an onsite elementary school, this community offers exceptional amenities such as a swimming pool, walking trails, community center, playground, and covered pavilion. AVAILABLE APRIL!

18. 2026-01-08
    price $219,990 815-char remark

    Show marketing remark (829 chars)

    Discover the Blue Jay II by Smith Douglas Homes— a thoughtfully designed 3-bedroom, 2-bath home offering an efficient open-concept layout. The spacious kitchen flows seamlessly into the dining area and family room, creating the perfect space for everyday living and entertaining. The private owner’s suite is tucked at the rear of the home and features an ensuite bath with an oversized walk-in shower. Enjoy outdoor living on the covered back patio overlooking a fully sodded yard with front landscaping included. Additional features include a Tech Shield radiant barrier for enhanced energy efficiency. Located in Splendora ISD with an onsite elementary school, this community offers exceptional amenities such as a swimming pool, walking trails, community center, playground, and covered pavilion. AVAILABLE APRIL!

19. 2026-01-08
    price $219,990 829-char remark

    Show marketing remark (829 chars)

    Discover the Blue Jay II by Smith Douglas Homes— a thoughtfully designed 3-bedroom, 2-bath home offering an efficient open-concept layout. The spacious kitchen flows seamlessly into the dining area and family room, creating the perfect space for everyday living and entertaining. The private owner’s suite is tucked at the rear of the home and features an ensuite bath with an oversized walk-in shower. Enjoy outdoor living on the covered back patio overlooking a fully sodded yard with front landscaping included. Additional features include a Tech Shield radiant barrier for enhanced energy efficiency. Located in Splendora ISD with an onsite elementary school, this community offers exceptional amenities such as a swimming pool, walking trails, community center, playground, and covered pavilion. AVAILABLE APRIL!

20. 2025-12-18
    status Active 815-char remark

    Show marketing remark (815 chars)

    Discover the Blue Jay II by Smith Douglas Homes a thoughtfully designed 3-bedroom, 2-bath home offering an efficient open-concept layout. The spacious kitchen flows seamlessly into the dining area and family room, creating the perfect space for everyday living and entertaining. The private owners suite is tucked at the rear of the home and features an ensuite bath with an oversized walk-in shower. Enjoy outdoor living on the covered back patio overlooking a fully sodded yard with front landscaping included. Additional features include a Tech Shield radiant barrier for enhanced energy efficiency. Located in Splendora ISD with an onsite elementary school, this community offers exceptional amenities such as a swimming pool, walking trails, community center, playground, and covered pavilion. AVAILABLE APRIL!

21. 2025-12-18
    historical 815-char remark

    Show marketing remark (815 chars)

    Discover the Blue Jay II by Smith Douglas Homes a thoughtfully designed 3-bedroom, 2-bath home offering an efficient open-concept layout. The spacious kitchen flows seamlessly into the dining area and family room, creating the perfect space for everyday living and entertaining. The private owners suite is tucked at the rear of the home and features an ensuite bath with an oversized walk-in shower. Enjoy outdoor living on the covered back patio overlooking a fully sodded yard with front landscaping included. Additional features include a Tech Shield radiant barrier for enhanced energy efficiency. Located in Splendora ISD with an onsite elementary school, this community offers exceptional amenities such as a swimming pool, walking trails, community center, playground, and covered pavilion. AVAILABLE APRIL!

22. 2025-12-08
    listed $229,990 Active 815-char remark

    Show marketing remark (829 chars)

    Discover the Blue Jay II by Smith Douglas Homes— a thoughtfully designed 3-bedroom, 2-bath home offering an efficient open-concept layout. The spacious kitchen flows seamlessly into the dining area and family room, creating the perfect space for everyday living and entertaining. The private owner’s suite is tucked at the rear of the home and features an ensuite bath with an oversized walk-in shower. Enjoy outdoor living on the covered back patio overlooking a fully sodded yard with front landscaping included. Additional features include a Tech Shield radiant barrier for enhanced energy efficiency. Located in Splendora ISD with an onsite elementary school, this community offers exceptional amenities such as a swimming pool, walking trails, community center, playground, and covered pavilion. AVAILABLE APRIL!

23. 2025-12-08
    listed $229,990 Active 829-char remark

    Show marketing remark (829 chars)

    Discover the Blue Jay II by Smith Douglas Homes— a thoughtfully designed 3-bedroom, 2-bath home offering an efficient open-concept layout. The spacious kitchen flows seamlessly into the dining area and family room, creating the perfect space for everyday living and entertaining. The private owner’s suite is tucked at the rear of the home and features an ensuite bath with an oversized walk-in shower. Enjoy outdoor living on the covered back patio overlooking a fully sodded yard with front landscaping included. Additional features include a Tech Shield radiant barrier for enhanced energy efficiency. Located in Splendora ISD with an onsite elementary school, this community offers exceptional amenities such as a swimming pool, walking trails, community center, playground, and covered pavilion. AVAILABLE APRIL!

ⓘ 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: $1,007 · $84/mo
• Projected year-2 tax: $3,879 · $323/mo
• Expected delta: +$2,872/yr (+$239/mo · 285.2%)

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

Taxation est. · year 1

• Rental income: $23,867
• − Mortgage interest: −$11,875
• − Property taxes: −$1,007
• − Insurance: −$1,060
• − Repairs & maintenance: −$1,909
• − Management: −$1,909
• − HOA: −$756
• − Depreciation: −$6,167
• Taxable loss: −$816
• Est. tax savings @ 24.0%: +$196
• After-tax cash flow: $2,888/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: Splendora ISD
• NCES district ID: 4841070
• Math proficiency: 25% ▼ -8.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $54,166
• Composite: 24.92/100
• National rank: #7572
• State rank: #648 of 826 in TX

Livability — Splendora

• Score: 62/100
• State rank: #911
• US rank: #16335

Category grades

Amenities F Commute F Cost of living A+ Crime C 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): 14,367
• Household income: $79,085
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 135.0

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 (61%)
• Race & ethnicity: White 61% Hispanic / Latino 36% Two or more races 9% Native American 1%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Lithuanian 4% Italian 2% Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 71% English-only · Spanish 28%

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: ▼ -6.47%
• Current HPI: 306.9962
• Rent YoY: —
• 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

-7.8% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $211,990 Zillow
• 2026-05-14 Price Changed $211,990 HARMLS
• 2026-05-14 Price Changed $209,990 HARMLS
• 2026-01-08 Price Changed $219,990 Zillow
• 2026-01-08 Price Changed $219,990 HARMLS
• 2025-12-18 Relisted — Zillow
• 2025-12-18 Delisted — Zillow
• 2025-12-08 Listed $229,990 Zillow
• 2025-12-08 Listed $229,990 HARMLS