7218 Cool Springs Ct · The Woodlands, TX 77354

$265,000

4 bd · 2.5 ba · 1,834 sqft · SingleFamily public records · 127 Days on market

Built 2007 4,743 sqft lot $144/sqft · at area comps Est $263k · at est. $38/mo HOA · 2% of rent

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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 +12.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.1/15.0
• Livability +4.5/5.0
• Schools +3.9/10.0
• 1% rule +3.8/10.0
• DSCR +3.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Move in Ready. Welcome to 7218 Cool Springs, a beautiful and immaculate 2-story home located in the desirable Forest Crossing community. Nestled in a quiet cul-de-sac, this home offers both privacy and convenience. With 4 bedrooms and 2 1/2 bathrooms, there is plenty of space for the whole family. The primary bedroom is located downstairs, providing a peaceful retreat. The spacious game room upstairs is perfect for entertaining or relaxation. The lovely laminate floors downstairs add a touch of elegance. This home is also conveniently located just minutes away from great shopping, a variety of restaurants, and a movie theater. Don't miss the opportunity to make this your dream home.

Key facts

• Laminate floors
• Move in ready
• Cul-de-sac

Tags

• MOVE IN READY
• CUL-DE-SAC
• PRIMARY BEDROOM DOWNSTAIRS
• SPACIOUS GAME ROOM
• LAMINATE FLOORS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-48 ($-579/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (11.6% below list).
• Recommended offer: $233k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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; 13 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 $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Montgomery County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.3% rent growth), your $74k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y ago; this cycle's ask is 12519% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: 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 $233,200 (12.0% 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 127 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.78%
• DSCR: 0.97
• GRM: 9.4

CMA / ARV

• ARV (median comp): $262,793
• List price: $265,000
• Delta: 0.84%
• 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
33127 Cottonwood Bnd	0.17mi	4/2.5	1,834 (0%)	1mo	$225,000	$123	91
723 Hinsdale	0.38mi	4/2.0	1,841 (+0%)	3mo	$299,000	$162	78
7127 Hayden Dr	0.53mi	4/2.5	1,869 (+2%)	4mo	$315,000	$169	69
6806 Woodland Oaks	0.35mi	4/2.0	2,005 (+9%)	0mo	$325,000	$162	66
6846 Durango Creek Dr	0.37mi	3/2.0 (-1)	1,910 (+4%)	3mo	$285,000	$149	66
7407 Nickaburr Creek Dr	0.63mi	4/2.5	1,874 (+2%)	4mo	$399,000	$213	64
7022 Dillon Dr	0.67mi	4/2.0	1,867 (+2%)	4mo	$300,000	$161	61
7402 Nickaburr Creek Dr	0.58mi	3/2.0 (-1)	1,824 (-0%)	6mo	$339,999	$186	60
6622 Dillon Dr	0.72mi	3/3.0 (-1)	1,896 (+3%)	0mo	$318,000	$168	54
6711 Durango Creek Dr	0.56mi	3/2.0 (-1)	1,654 (-10%)	1mo	$268,000	$162	50
7115 Nickaburr Creek Dr	0.61mi	3/2.0 (-1)	1,719 (-6%)	6mo	$300,000	$175	49
6626 Grant Dr	0.66mi	3/2.0 (-1)	1,570 (-14%)	5mo	$255,000	$162	34

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: 22.8%
• Equity multiple: 2.82×
• Total profit: $135,180
• Equity at exit: $238,733

10-year hold

• IRR: 19.8%
• Equity multiple: 6.25×
• Total profit: $389,487
• Equity at exit: $514,837

Cash invested: $74,200 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,342 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$360 /mo · $4,324/yr
• Insurance: −$110
• HOA: −$38
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-48

Break-even live

Break-even rent $2,403

Max offer price $256,480

Occupancy floor 97%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7210 Alava Dr Magnolia, TX	4.0	3.0	2031	$2,235	$1.10	43d	1	0.14mi
33200 Forest West St Magnolia, TX	1.0–3.0	1.5–2.5	1307	$4,065	$3.11	1d	22	0.19mi
33139 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	5d	1	1.08mi
33154 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,345	$1.24	22d	1	1.08mi
33154 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,345	$1.24	17d	1	1.08mi
33154 Oak Heights Pl Magnolia, TX	3.0–4.0	2.5	1812	$2,270	$1.25	5d	7	1.08mi
33123 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	5d	1	1.09mi
33130 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	5d	1	1.10mi
33150 Willow Heights Ln Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	5d	1	1.11mi
33146 Willow Heights Ln Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	5d	1	1.11mi
10333 Research Forest Dr Unit 3047 Magnolia, TX	3.0	2.0	1377	$2,383	$1.73	11d	1	1.13mi
10333 Research Forest Dr Unit 10366 Magnolia, TX	3.0	2.0	1377	$2,372	$1.72	10d	1	1.18mi
10333 Research Forest Dr Unit 3228 Magnolia, TX	3.0	2.0	1377	$2,340	$1.70	3d	1	1.18mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 36 events

1. 2026-06-18
   days on market $265,000 Active 127 DOM
2. 2026-06-17
   days on market $265,000 Active 126 DOM
3. 2026-06-16
   days on market $265,000 Active 125 DOM
4. 2026-06-16
   remarks 699-char remark
5. 2026-06-15
   days on market $265,000 Active 124 DOM
6. 2026-06-13
   days on market $265,000 Active 122 DOM
7. 2026-06-09
   days on market $265,000 Active 118 DOM
8. 2026-06-08
   days on market $265,000 Active 117 DOM
9. 2026-06-07
   days on market $265,000 Active 116 DOM
10. 2026-06-04
    days on market $265,000 Active 113 DOM
11. 2026-06-03
    days on market $265,000 Active 112 DOM
12. 2026-06-02
    days on market $265,000 Active 111 DOM
13. 2026-06-01
    days on market $265,000 Active 110 DOM
14. 2026-05-31
    days on market $265,000 Active 109 DOM
15. 2026-02-17
    listed $2,100
16. 2026-02-11
    listed $265,000 Active 691-char remark

    Show marketing remark (691 chars)

    Move in Ready. Welcome to 7218 Cool Springs, a beautiful and immaculate 2-story home located in the desirable Forest Crossing community. Nestled in a quiet cul-de-sac, this home offers both privacy and convenience. With 4 bedrooms and 2 1/2 bathrooms, there is plenty of space for the whole family. The primary bedroom is located downstairs, providing a peaceful retreat. The spacious game room upstairs is perfect for entertaining or relaxation. The lovely laminate floors downstairs add a touch of elegance. This home is also conveniently located just minutes away from great shopping, a variety of restaurants, and a movie theater. Don't miss the opportunity to make this your dream home.

17. 2025-03-03
    historical $2,100
18. 2025-02-28
    historical
19. 2025-01-27
    price $259,000
20. 2025-01-24
    price $265,000
21. 2024-11-24
    price $2,100
22. 2024-10-30
    listed $2,500
23. 2024-08-20
    status Active
24. 2024-08-13
    status Option Pending
25. 2024-08-02
    status Active
26. 2024-08-02
    listed $269,000 Active
27. 2024-08-02
    historical
28. 2024-08-01
    historical
29. 2024-06-18
    price $275,000
30. 2024-04-11
    price $285,000
31. 2024-01-31
    listed $295,000 Active
32. 2016-05-10
    soldstatus
33. 2016-05-06
    soldstatus Sold
34. 2016-03-28
    status Pending
35. 2016-03-18
    status Option Pending
36. 2016-03-15
    listed $165,000 Active

ⓘ 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: $4,324 · $360/mo
• Projected year-2 tax: $4,850 · $404/mo
• Expected delta: +$526/yr (+$44/mo · 12.2%)

ⓘ 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 4/10 Moderate
• 🌡 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: $28,104
• − Mortgage interest: −$14,844
• − Property taxes: −$4,324
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,248
• − Management: −$2,248
• − HOA: −$456
• − Depreciation: −$7,709
• Taxable loss: −$5,051
• Est. tax savings @ 24.0%: +$1,212
• After-tax cash flow: $633/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

-98.7% since first listed

22 events — show timeline

• 2026-02-17 Listed for Rent $2,100 HARMLS
• 2026-02-11 Listed $265,000 HARMLS
• 2025-03-03 Rental Removed $2,100 HARMLS
• 2025-02-28 Listing Removed — HARMLS
• 2025-01-27 Price Changed $259,000 HARMLS
• 2025-01-24 Price Changed $265,000 HARMLS
• 2024-11-24 Price Changed $2,100 HARMLS
• 2024-10-30 Listed for Rent $2,500 HARMLS
• 2024-08-20 Relisted — HARMLS
• 2024-08-13 Pending — HARMLS
• 2024-08-02 Relisted — HARMLS
• 2024-08-02 Listing Removed — HARMLS
• 2024-08-02 Listed $269,000 HARMLS
• 2024-08-01 Listing Removed — HARMLS
• 2024-06-18 Price Changed $275,000 HARMLS
• 2024-04-11 Price Changed $285,000 HARMLS
• 2024-01-31 Listed $295,000 HARMLS
• 2016-05-10 Sold (Public Records) — Public Records
• 2016-05-06 Sold (MLS) — HARMLS
• 2016-03-28 Pending — HARMLS
• 2016-03-18 Pending — HARMLS
• 2016-03-15 Listed $165,000 HARMLS

Property tax history

+3.3%/yr

Latest (2025): $4,324 · +10.7% YoY. Source: county tax records.