12160 Ridge Top Dr · Conroe, TX 77304

$269,990

3 bd · 2.5 ba · 1,543 sqft · Land · 39 Days on market

Built 2026 5,200 sqft lot $80/mo HOA · 4% of rent ↓ 5% since listing

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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).

• Cash flow +11.6/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this beautifully designed new construction home in Westridge Cove, Conroe, TX, featuring the popular Kent floor plan with 1,543 sq ft, 3 bedrooms, 2.5 bathrooms, and a 2-car garage. This two-story home offers modern living with an upgraded Elevation C, full brick exterior, and a striking contemporary glass front door. Inside, enjoy a bright open layout with quartz countertops, luxury vinyl plank flooring, designer tile selections, and stylish painted cabinets throughout. The primary suite includes a dual-sink vanity and elegant finishes, while secondary spaces are equally well appointed. Located in the sought-after Westridge Cove master-planned community, this home combines comfort, curb appeal, and value-perfect for buyers seeking a move-in ready home in Conroe with modern upgrades and timeless design. Schedule your tour today! * Photos and Virtual Tours may be of the same home plan located in a different neighborhood. Features and elevations may vary

Key facts

• Quartz countertops
• Bright open layout
• Full brick exterior

Tags

• NEW CONSTRUCTION HOME
• FULL BRICK EXTERIOR
• CONTEMPORARY GLASS FRONT DOOR
• BRIGHT OPEN LAYOUT
• QUARTZ COUNTERTOPS
• LUXURY VINYL PLANK FLOORING

Property features AI

Finance

• Other: Municipal Utility District disclosure
• HOA & community: Association: CIA Services; Annual association fee

Exterior

• Parking: Attached garage; Two garage spaces
• Security: Prewired for security; Security system owned; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Faces southwest; Slab foundation
• Construction: Built by Coventry Homes; Brick construction; Composition roof; Year built: 2026
• Exterior features: Deck; Patio; Private yard; Concrete road access; Located in a subdivision

Interior

• Kitchen: Dishwasher; Electric oven; Gas cooktop; Disposal; Microwave; ENERGY STAR qualified appliances
• Bedrooms: Three bedrooms total; Primary bedroom on second level (13x12); Two additional bedrooms on second level (each 10x10)
• Flooring: Carpet; Plank; Tile; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning; HVAC included; Programmable thermostat
• Interior features: Breakfast bar; Double vanity; Kitchen/family room combo; Primary bath with separate shower and soaking tub; Pantry; Quartz counters; Tub/shower; Ceiling fans; Loft; Programmable thermostat; Low emissivity windows; Ventilation for improved indoor air quality
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. The $269,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $269,997.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $270k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (24.2% below list).
• Recommended offer: $205k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: 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.
• Zoned schools: Gordon-Reed El (586 students, 47% FRL); Peet J H (math 45% / reading 50%, grade C-, #408 of 1,662 statewide, top 25%, 1,289 students, 58% FRL); Conroe H S (math 32% / reading 51%, grade F, #767 of 1,632 statewide, top 47%, 4,915 students, 61% FRL) — zoned schools average 56% FRL vs 34% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 44% at this address vs 57% district-wide (-12 pts) — the specific schools serving this property underperform the Conroe ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.6%/yr); 756 active listings in the ZIP; 4 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 31% of the median local income ($80k/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 $2k of loan paydown is wiped out by about $8k 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 39 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $204,711 (24.2% 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 39 days. Have you received any prior offers? Is the seller open to a 24% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.76% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 11.0

CMA / ARV

• ARV (median comp): $269,997
• List price: $269,990
• Delta: —
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.27×
• Total profit: $-55,306
• Equity at exit: $40,257

10-year hold

• IRR: -23.8%
• Equity multiple: -0.04×
• Total profit: $-78,690
• Equity at exit: $23,344

Cash invested: $75,599 (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 77304

• Home prices YoY: -29.3%
• Rents YoY: -1.6%
• Active inventory: 756
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,047 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$95 /mo · $1,140/yr
• Insurance: −$112
• HOA: −$80
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-86

Break-even live

Break-even rent $2,156

Max offer price $254,778

Occupancy floor 99%

Sensitivity live

Price	-10% $67	-5% $-10	+0% $-86	+5% $-163	+10% $-239
Rent	-10% $-248	-5% $-167	+0% $-86	+5% $-5	+10% $76
Rate	-1.0pp $50	-0.5pp $-17	base $-86	+0.5pp $-156	+1.0pp $-227

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: $67,499
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12093 La Salle Br Conroe, TX	3.0	2.5	2062	$1,875	$0.91	7d	1	0.52mi
7711 Longmire Rd Conroe, TX	2.0–3.0	2.0–2.5	1451	$2,750	$1.90	3d	67	0.89mi
12118 Black Sage Ct Conroe, TX	3.0	2.0	1661	$2,250	$1.35	45d	1	1.33mi
11506 Castle Nugent Ct Conroe, TX	3.0	2.0	1704	$1,746	$1.02	24d	1	1.42mi

HOA detail

• Monthly dues: $80 · $960/yr

Listing history 22 events

1. 2026-06-21
   days on market $269,990 Active 39 DOM
2. 2026-06-18
   days on market $269,990 Active 36 DOM
3. 2026-06-17
   days on market $269,990 Active 35 DOM
4. 2026-06-16
   days on market $269,990 Active 34 DOM
5. 2026-06-15
   days on market $269,990 Active 33 DOM
6. 2026-06-13
   days on market $269,990 Active 31 DOM
7. 2026-06-09
   days on market $269,990 Active 27 DOM
8. 2026-06-08
   days on market $269,990 Active 26 DOM
9. 2026-06-07
   days on market $269,990 Active 25 DOM
10. 2026-06-04
    days on market $269,990 Active 22 DOM
11. 2026-06-03
    days on market $269,990 Active 21 DOM
12. 2026-06-02
    days on market $269,990 Active 20 DOM
13. 2026-06-01
    days on market $269,990 Active 19 DOM
14. 2026-05-31
    days on market $269,990 Active 18 DOM
15. 2026-05-13
    listed $269,990 Active 855-char remark
16. 2026-05-13
    historical
17. 2026-03-22
    price $269,990

    Show marketing remark (976 chars)

    Discover this beautifully designed new construction home in Westridge Cove, Conroe, TX, featuring the popular Kent floor plan with 1,543 sq ft, 3 bedrooms, 2.5 bathrooms, and a 2-car garage. This two-story home offers modern living with an upgraded Elevation C, full brick exterior, and a striking contemporary glass front door. Inside, enjoy a bright open layout with quartz countertops, luxury vinyl plank flooring, designer tile selections, and stylish painted cabinets throughout. The primary suite includes a dual-sink vanity and elegant finishes, while secondary spaces are equally well appointed. Located in the sought-after Westridge Cove master-planned community, this home combines comfort, curb appeal, and value-perfect for buyers seeking a move-in ready home in Conroe with modern upgrades and timeless design. Schedule your tour today! * Photos and Virtual Tours may be of the same home plan located in a different neighborhood. Features and elevations may vary

18. 2026-03-18
    price $269,990
19. 2026-02-26
    price $274,990

    Show marketing remark (976 chars)

    Discover this beautifully designed new construction home in Westridge Cove, Conroe, TX, featuring the popular Kent floor plan with 1,543 sq ft, 3 bedrooms, 2.5 bathrooms, and a 2-car garage. This two-story home offers modern living with an upgraded Elevation C, full brick exterior, and a striking contemporary glass front door. Inside, enjoy a bright open layout with quartz countertops, luxury vinyl plank flooring, designer tile selections, and stylish painted cabinets throughout. The primary suite includes a dual-sink vanity and elegant finishes, while secondary spaces are equally well appointed. Located in the sought-after Westridge Cove master-planned community, this home combines comfort, curb appeal, and value-perfect for buyers seeking a move-in ready home in Conroe with modern upgrades and timeless design. Schedule your tour today! * Photos and Virtual Tours may be of the same home plan located in a different neighborhood. Features and elevations may vary

20. 2026-02-26
    price $274,990

    Show marketing remark (976 chars)

    Discover this beautifully designed new construction home in Westridge Cove, Conroe, TX, featuring the popular Kent floor plan with 1,543 sq ft, 3 bedrooms, 2.5 bathrooms, and a 2-car garage. This two-story home offers modern living with an upgraded Elevation C, full brick exterior, and a striking contemporary glass front door. Inside, enjoy a bright open layout with quartz countertops, luxury vinyl plank flooring, designer tile selections, and stylish painted cabinets throughout. The primary suite includes a dual-sink vanity and elegant finishes, while secondary spaces are equally well appointed. Located in the sought-after Westridge Cove master-planned community, this home combines comfort, curb appeal, and value-perfect for buyers seeking a move-in ready home in Conroe with modern upgrades and timeless design. Schedule your tour today! * Photos and Virtual Tours may be of the same home plan located in a different neighborhood. Features and elevations may vary

21. 2026-02-09
    listed $285,479 Active
22. 2026-02-04
    listed $285,479 Active

    Show marketing remark (976 chars)

    Discover this beautifully designed new construction home in Westridge Cove, Conroe, TX, featuring the popular Kent floor plan with 1,543 sq ft, 3 bedrooms, 2.5 bathrooms, and a 2-car garage. This two-story home offers modern living with an upgraded Elevation C, full brick exterior, and a striking contemporary glass front door. Inside, enjoy a bright open layout with quartz countertops, luxury vinyl plank flooring, designer tile selections, and stylish painted cabinets throughout. The primary suite includes a dual-sink vanity and elegant finishes, while secondary spaces are equally well appointed. Located in the sought-after Westridge Cove master-planned community, this home combines comfort, curb appeal, and value-perfect for buyers seeking a move-in ready home in Conroe with modern upgrades and timeless design. Schedule your tour today! * Photos and Virtual Tours may be of the same home plan located in a different neighborhood. Features and elevations may vary

ⓘ 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: $1,140 · $95/mo
• Projected year-2 tax: $4,941 · $412/mo
• Expected delta: +$3,801/yr (+$317/mo · 333.5%)

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

Taxation est. · year 1

• Rental income: $24,565
• − Mortgage interest: −$15,124
• − Property taxes: −$1,140
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,965
• − Management: −$1,965
• − HOA: −$960
• − Depreciation: −$7,854
• Taxable loss: −$5,793
• Est. tax savings @ 24.0%: +$1,390
• After-tax cash flow: $357/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

• Census place: Conroe, TX
• County: Montgomery County · 663,713 people
• City population: 205,417
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 44,225
• Household income: $80,425
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 2233.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 16% Black 11% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 4% Italian 2% Romanian 2%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 10% Other Indo-European 1% Tagalog/Filipino 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: ▼ -87.02%
• Current HPI: 209.516
• Rent YoY: ▼ -1.65%
• 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

-5.4% since first listed

8 events — show timeline

• 2026-05-13 Listing Removed — HARMLS
• 2026-05-13 Listed $269,990 HARMLS
• 2026-03-22 Price Changed $269,990 Zillow
• 2026-03-18 Price Changed $269,990 HARMLS
• 2026-02-26 Price Changed $274,990 Zillow
• 2026-02-26 Price Changed $274,990 HARMLS
• 2026-02-09 Listed $285,479 HARMLS
• 2026-02-04 Listed $285,479 Zillow