13651 Kit Run · Splendora, TX 77372

$245,990

4 bd · 2.5 ba · 2,089 sqft · Land · 114 Days on market

Built 2026 4,800 sqft lot $118/sqft · at area comps Est $245k · at est. $50/mo HOA · 2% of rent ↓ 8% 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 +18.1/30.0
• ARV discount +7.4/15.0
• DSCR +5.7/10.0
• 1% rule +4.0/10.0
• 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

The Augusta Plan is a 2-story home with 4 bedrooms, 2.5 baths, and offers a 1st floor primary suite, abundant kitchen counterspace, and a large flex space upstairs.

Key facts

• Double sinks
• Separate tub
• Galley-style kitchen

Tags

• GALLEY-STYLE KITCHEN
• GOURMET KITCHEN
• BOX WINDOW
• BAY WINDOW
• DOUBLE SINKS
• SEPARATE TUB

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $246k.

Deal economics

• At list price, monthly cash flow is $217 ($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 $221k (10.3% below list).
• Recommended offer: $221k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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; solid renter incomes; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).
• This rent runs 33% 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 $2k of loan paydown is wiped out by about $7k 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 114 days — a 9% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $220,714 (10.3% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 10% 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. 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: 0.90% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.78%
• DSCR: 1.17
• GRM: 9.3

CMA / ARV

• ARV (median comp): $245,439
• List price: $245,990
• Delta: 0.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.4%
• Equity multiple: 0.62×
• Total profit: $-26,099
• Equity at exit: $36,678

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-5,209
• Equity at exit: $21,269

Cash invested: $68,877 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,207 medium
• Mortgage (P&I): −$1,290
• Tax from tax record: −$84 /mo · $1,007/yr
• Insurance: −$102
• HOA: −$50
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $217

Break-even live

Break-even rent $1,932

Max offer price $245,990

Occupancy floor 85%

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: $61,498
• Closing costs: $7,380
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 20 events

1. 2026-06-18
   days on market $245,990 Active 114 DOM
2. 2026-06-17
   days on market $245,990 Active 113 DOM
3. 2026-06-16
   days on market $245,990 Active 112 DOM
4. 2026-06-15
   days on market $245,990 Active 111 DOM
5. 2026-06-13
   days on market $245,990 Active 109 DOM
6. 2026-06-13
   days on market $245,990 Active 108 DOM
7. 2026-06-09
   days on market $245,990 Active 105 DOM
8. 2026-06-08
   days on market $245,990 Active 104 DOM
9. 2026-06-07
   days on market $245,990 Active 103 DOM
10. 2026-06-04
    days on market $245,990 Active 100 DOM
11. 2026-06-03
    days on market $245,990 Active 99 DOM
12. 2026-06-02
    days on market $245,990 Active 98 DOM
13. 2026-06-01
    days on market $245,990 Active 97 DOM
14. 2026-05-31
    days on market $245,990 Active 96 DOM
15. 2026-05-13
    price $245,990 164-char remark

    Show marketing remark (164 chars)

    The Augusta Plan is a 2-story home with 4 bedrooms, 2.5 baths, and offers a 1st floor primary suite, abundant kitchen counterspace, and a large flex space upstairs.

16. 2026-05-12
    price $245,990 792-char remark

    Show marketing remark (792 chars)

    Love where you live in Townsend Reserve in Splendora, TX. The Augusta floor plan is a spacious 2-story home with 4 bedrooms, 2.5 baths, large game room, and 2-car garage. The first floor offers the perfect space for entertaining with a large galley-style kitchen open to both the living and dining areas! The gourmet kitchen is sure to please with 42" cabinetry, quartz countertops, stainless-steel appliances, and a box window at the dining area! Retreat to the first-floor Owner's Suite featuring a beautiful bay window, double sinks with quartz countertops, a separate tub and shower, and a spacious walk-in closet! Enjoy the great outdoors with full sod, a sprinkler system, and a covered patio! Don't miss your opportunity to call Townsend Reserve home, schedule a visit today!

17. 2026-04-24
    price $249,990 164-char remark

    Show marketing remark (164 chars)

    The Augusta Plan is a 2-story home with 4 bedrooms, 2.5 baths, and offers a 1st floor primary suite, abundant kitchen counterspace, and a large flex space upstairs.

18. 2026-04-22
    price $249,990 792-char remark

    Show marketing remark (792 chars)

    Love where you live in Townsend Reserve in Splendora, TX. The Augusta floor plan is a spacious 2-story home with 4 bedrooms, 2.5 baths, large game room, and 2-car garage. The first floor offers the perfect space for entertaining with a large galley-style kitchen open to both the living and dining areas! The gourmet kitchen is sure to please with 42" cabinetry, quartz countertops, stainless-steel appliances, and a box window at the dining area! Retreat to the first-floor Owner's Suite featuring a beautiful bay window, double sinks with quartz countertops, a separate tub and shower, and a spacious walk-in closet! Enjoy the great outdoors with full sod, a sprinkler system, and a covered patio! Don't miss your opportunity to call Townsend Reserve home, schedule a visit today!

19. 2026-04-11
    listed $266,921 Active 164-char remark

    Show marketing remark (164 chars)

    The Augusta Plan is a 2-story home with 4 bedrooms, 2.5 baths, and offers a 1st floor primary suite, abundant kitchen counterspace, and a large flex space upstairs.

20. 2026-02-24
    listed $266,921 Active 792-char remark

    Show marketing remark (792 chars)

    Love where you live in Townsend Reserve in Splendora, TX. The Augusta floor plan is a spacious 2-story home with 4 bedrooms, 2.5 baths, large game room, and 2-car garage. The first floor offers the perfect space for entertaining with a large galley-style kitchen open to both the living and dining areas! The gourmet kitchen is sure to please with 42" cabinetry, quartz countertops, stainless-steel appliances, and a box window at the dining area! Retreat to the first-floor Owner's Suite featuring a beautiful bay window, double sinks with quartz countertops, a separate tub and shower, and a spacious walk-in closet! Enjoy the great outdoors with full sod, a sprinkler system, and a covered patio! Don't miss your opportunity to call Townsend Reserve home, schedule a visit today!

ⓘ 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: $4,502 · $375/mo
• Expected delta: +$3,495/yr (+$291/mo · 347.0%)

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

Taxation est. · year 1

• Rental income: $26,486
• − Mortgage interest: −$13,779
• − Property taxes: −$1,007
• − Insurance: −$1,230
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − HOA: −$600
• − Depreciation: −$7,156
• Taxable loss: −$1,524
• Est. tax savings @ 24.0%: +$366
• After-tax cash flow: $2,973/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
• City population: 14,367
• 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

6 events — show timeline

• 2026-05-13 Price Changed $245,990 Zillow
• 2026-05-12 Price Changed $245,990 HARMLS
• 2026-04-24 Price Changed $249,990 Zillow
• 2026-04-22 Price Changed $249,990 HARMLS
• 2026-04-11 Listed $266,921 Zillow
• 2026-02-24 Listed $266,921 HARMLS

Property tax history

+39.1%/yr

Latest (2025): $1,007 · -0.1% YoY. Source: county tax records.