5503 Teakwood Ln · The Woodlands, TX 77354

$350,000

3 bd · 2.0 ba · 1,793 sqft · SingleFamily public records · 106 Days on market

Built 1999 0.46 ac lot $195/sqft · at area comps Est $368k · at est. $21/mo HOA · 1% of rent

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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).

• Appreciation +10.0/10.0
• ARV discount +9.7/15.0
• Cash flow +4.8/30.0
• Livability +4.5/5.0
• Schools +3.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This beautiful home offers privacy, comfort, and convenience in the peaceful Westwood neighborhood of Magnolia. The spacious split floor plan includes a formal living area, perfect as a flex space, and an open layout connecting the kitchen, breakfast room, and living area, ideal for relaxed gatherings. The cozy living room with a fireplace adds warmth, while the kitchen’s dining space by the window offers natural light and easy access to the back patio. The spacious primary suite features two walk-in closets, a soaking tub, a separate shower, and a bay window. Enjoy direct access to the back patio and a large backyard for outdoor activities. Just minutes from Hwy 249 and TX-99, this home provides easy access to shopping, dining, and entertainment in Tomball and The Woodlands. Westwood is a family-friendly community with parks and highly rated schools. With a long driveway and ample room for entertaining, this home offers both comfort and style. Schedule a showing today to learn more.

Key facts

• Formal living area
• Split floor plan
• Open layout

Tags

• SPLIT FLOOR PLAN
• FORMAL LIVING AREA
• OPEN LAYOUT
• FIREPLACE
• DINING SPACE BY WINDOW
• BACK PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-848 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (42.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (41.3% below list).
• Recommended offer: $200k (42.8% below list) — sets the bar for cash-flow.
• Cap rate 3.4% vs local median 2.3% in The Woodlands — 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 91/100 on livability (#1 in TX, #47 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, commute A+; Watch: cost of living D-.
• Magnolia ISD (rural): math 42% / reading 45% proficiency, ranked #247 of 826 in TX (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 1604 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• Montgomery County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y ago 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,161 (42.8% 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 106 days. Have you received any prior offers? Is the seller open to a 43% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.59% ✗
• Cap rate: 3.38%
• Cash-on-cash: -10.39%
• DSCR: 0.54
• GRM: 14.2

CMA / ARV

• ARV (median comp): $368,398
• List price: $350,000
• Delta: -4.99%
• 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
518 Fairbanks Dr	0.18mi	3/2.0	1,775 (-1%)	13mo	$435,000	$245	79
902 Mesquite Dr	0.51mi	3/2.5	1,794 (+0%)	6mo	$299,999	$167	69
519 Mesquite Dr	0.24mi	3/2.0	1,651 (-8%)	8mo	$310,000	$188	69
5815 Weisinger Dr	0.36mi	4/2.0 (+1)	1,871 (+4%)	3mo	$359,900	$192	68
715 Westwood North Dr	0.38mi	3/2.5	1,952 (+9%)	1mo	$359,000	$184	64
6010 Mahogany Way	0.52mi	3/2.5	1,827 (+2%)	12mo	$367,500	$201	61
923 Garrett Dr	0.67mi	3/2.0	1,838 (+2%)	11mo	$369,000	$201	56
33319 Lago Vista Real Dr	0.66mi	3/2.0	1,922 (+7%)	4mo	$625,000	$325	54
5906 Sugar Bush Dr	0.73mi	3/2.0	1,886 (+5%)	7mo	$364,000	$193	51
6111 Weisinger Drive Dr	0.60mi	3/2.0	1,995 (+11%)	9mo	$409,900	$205	46
515 Box Elder Dr	0.54mi	3/2.0	2,048 (+14%)	8mo	$399,000	$195	44
914 Shadberry Dr	0.55mi	4/2.5 (+1)	2,056 (+15%)	12mo	$370,000	$180	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.32% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 2.34×
• Total profit: $131,266
• Equity at exit: $315,308

10-year hold

• IRR: 15.3%
• Equity multiple: 5.28×
• Total profit: $419,374
• Equity at exit: $679,973

Cash invested: $98,000 (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 77354

• Home prices YoY: 2.4%
• Rents YoY: 0.3%
• Active inventory: 1604
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $2,054 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$468 /mo · $5,621/yr
• Insurance: −$146
• HOA: −$21
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-848

Break-even live

Break-even rent $3,127

Max offer price $200,161

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5402 Farm to Market Road 1488 #3174 Magnolia, TX	3.0	2.0	1312	$1,695	$1.29	11d	1	0.25mi
5402 Farm to Market Road 1488 #5435 Magnolia, TX	3.0	2.0	1312	$1,720	$1.31	43d	1	0.25mi
5402 Farm to Market Road 1488 #3228 Magnolia, TX	3.0	2.0	1312	$1,652	$1.26	2d	1	0.25mi
5408 Farm to Market Road 1488 Unit 1488 The Woodlands, TX	3.0	2.0	1312	$1,675	$1.28	43d	1	0.27mi
340 Watermere Dr Conroe, TX	1.0–3.0	1.0–2.5	1307	$2,500	$1.91	5d	22	0.58mi
300 Enclave Dr Conroe, TX	1.0–3.0	1.0–2.0	1128	$1,779	$1.58	1d	14	0.61mi
15770 Old Conroe Rd Conroe, TX	1.0–3.0	1.0–2.0	992	$2,457	$2.48	2d	25	0.65mi
33150 Willow Heights Ln Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	5d	1	0.85mi
33146 Willow Heights Ln Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	5d	1	0.85mi
33154 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,345	$1.24	17d	1	0.86mi
33154 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,345	$1.24	22d	1	0.86mi
33154 Oak Heights Pl Magnolia, TX	3.0–4.0	2.5	1812	$2,195	$1.21	5d	7	0.86mi
33130 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	5d	1	0.88mi
135 N Wynnoak Cir Spring, TX	3.0	2.0	1690	$2,150	$1.27	43d	1	0.89mi
33139 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	5d	1	0.89mi
33123 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	5d	1	0.90mi
10333 Research Forest Dr Unit 10366 Magnolia, TX	3.0	2.0	1377	$2,372	$1.72	10d	1	1.16mi
10333 Research Forest Dr Unit 3228 Magnolia, TX	3.0	2.0	1377	$2,340	$1.70	2d	1	1.16mi
10333 Research Forest Dr Unit 3047 Magnolia, TX	3.0	2.0	1377	$2,383	$1.73	11d	1	1.28mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 44 events

1. 2026-06-18
   days on market $350,000 Active 106 DOM
2. 2026-06-17
   days on market $350,000 Active 105 DOM
3. 2026-06-16
   days on market $350,000 Active 104 DOM
4. 2026-06-15
   days on market $350,000 Active 103 DOM
5. 2026-06-13
   days on market $350,000 Active 101 DOM
6. 2026-06-09
   days on market $350,000 Active 97 DOM
7. 2026-06-08
   days on market $350,000 Active 96 DOM
8. 2026-06-07
   days on market $350,000 Active 95 DOM
9. 2026-06-04
   days on market $350,000 Active 92 DOM
10. 2026-06-03
    days on market $350,000 Active 91 DOM
11. 2026-06-02
    days on market $350,000 Active 90 DOM
12. 2026-06-01
    days on market $350,000 Active 89 DOM
13. 2026-05-31
    days on market $350,000 Active 88 DOM
14. 2026-03-04
    listed $350,000 Active 1004-char remark

    Show marketing remark (1004 chars)

    This beautiful home offers privacy, comfort, and convenience in the peaceful Westwood neighborhood of Magnolia. The spacious split floor plan includes a formal living area, perfect as a flex space, and an open layout connecting the kitchen, breakfast room, and living area, ideal for relaxed gatherings. The cozy living room with a fireplace adds warmth, while the kitchen’s dining space by the window offers natural light and easy access to the back patio. The spacious primary suite features two walk-in closets, a soaking tub, a separate shower, and a bay window. Enjoy direct access to the back patio and a large backyard for outdoor activities. Just minutes from Hwy 249 and TX-99, this home provides easy access to shopping, dining, and entertainment in Tomball and The Woodlands. Westwood is a family-friendly community with parks and highly rated schools. With a long driveway and ample room for entertaining, this home offers both comfort and style. Schedule a showing today to learn more.

15. 2025-12-09
    historical
16. 2025-11-10
    listed $399,900 Active
17. 2025-11-09
    historical
18. 2025-08-26
    listed $399,900 Active
19. 2025-08-25
    historical
20. 2025-08-13
    listed $414,900 Active
21. 2022-07-11
    soldstatus
22. 2022-07-08
    soldstatus Sold
23. 2022-05-24
    status Pending
24. 2022-05-20
    status Option Pending
25. 2022-05-19
    listed $375,000 Active
26. 2020-03-23
    soldstatus Sold
27. 2020-03-23
    soldstatus
28. 2020-03-08
    status Pending
29. 2020-02-27
    status Option Pending
30. 2020-02-10
    listed $249,000 Active
31. 2019-03-22
    soldstatus
32. 2015-09-25
    soldstatus
33. 2015-09-24
    soldstatus Sold
34. 2015-08-25
    status Pending
35. 2015-08-14
    status Option Pending
36. 2015-07-16
    price $210,000
37. 2015-06-30
    price $215,000
38. 2015-06-22
    price $217,000
39. 2015-06-22
    status Active
40. 2015-06-21
    status Option Pending
41. 2015-05-07
    listed $219,600 Active
42. 2005-06-20
    soldstatus
43. 2005-06-20
    soldstatus
44. 1999-07-26
    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: $5,621 · $468/mo
• Projected year-2 tax: $6,405 · $534/mo
• Expected delta: +$784/yr (+$65/mo · 14.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,645
• − Mortgage interest: −$19,605
• − Property taxes: −$5,621
• − Insurance: −$1,750
• − Repairs & maintenance: −$1,972
• − Management: −$1,972
• − HOA: −$252
• − Depreciation: −$10,182
• Taxable loss: −$16,708
• Est. tax savings @ 24.0%: +$4,010
• After-tax cash flow: $-6,169/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: Magnolia ISD
• NCES district ID: 4828740
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $71,692
• Composite: 39.46/100
• National rank: #3958
• State rank: #247 of 826 in TX

Livability — The Woodlands

• Score: 91/100
• State rank: #1
• US rank: #47

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 663,713 people
• City population: 106,505
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 44,900
• Household income: $112,504
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 586.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 25% Two or more races 18% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Lithuanian 4% Slovak 2% Italian 2%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 15% Other Indo-European 1% German/W. Germanic 1%

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: ▲ 12.09%
• Current HPI: 512.87
• Rent YoY: ▲ 0.32%
• 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

+59.4% since first listed

31 events — show timeline

• 2026-03-04 Listed $350,000 HARMLS
• 2025-12-09 Listing Removed — HARMLS
• 2025-11-10 Listed $399,900 HARMLS
• 2025-11-09 Listing Removed — HARMLS
• 2025-08-26 Listed $399,900 HARMLS
• 2025-08-25 Listing Removed — HARMLS
• 2025-08-13 Listed $414,900 HARMLS
• 2022-07-11 Sold (Public Records) — Public Records
• 2022-07-08 Sold (MLS) — HARMLS
• 2022-05-24 Pending — HARMLS
• 2022-05-20 Pending — HARMLS
• 2022-05-19 Listed $375,000 HARMLS
• 2020-03-23 Sold (Public Records) — Public Records
• 2020-03-23 Sold (MLS) — HARMLS
• 2020-03-08 Pending — HARMLS
• 2020-02-27 Pending — HARMLS
• 2020-02-10 Listed $249,000 HARMLS
• 2019-03-22 Sold (Public Records) — Public Records
• 2015-09-25 Sold (Public Records) — Public Records
• 2015-09-24 Sold (MLS) — HARMLS
• 2015-08-25 Pending — HARMLS
• 2015-08-14 Pending — HARMLS
• 2015-07-16 Price Changed $210,000 HARMLS
• 2015-06-30 Price Changed $215,000 HARMLS
• 2015-06-22 Price Changed $217,000 HARMLS
• 2015-06-22 Relisted — HARMLS
• 2015-06-21 Pending — HARMLS
• 2015-05-07 Listed $219,600 HARMLS
• 2005-06-20 Sold (Public Records) — Public Records
• 2005-06-20 Sold (Public Records) — Public Records
• 1999-07-26 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $5,621 · -0.9% YoY. Source: county tax records.