7203 Cool Springs Ct · The Woodlands, TX 77354

$239,900

4 bd · 2.5 ba · 2,320 sqft · SingleFamily public records · 78 Days on market

Built 2007 5,989 sqft lot $103/sqft · 11% below area Est $270k · 11% under $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 +14.1/30.0
• ARV discount +12.5/15.0
• Appreciation +10.0/10.0
• 1% rule +4.8/10.0
• Livability +4.5/5.0
• DSCR +4.3/10.0
• Schools +3.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

$10k OFF!! Price adjustment!Corner Lot Opportunity Near 1488! Desirable corner lot, spacious two-story offers flexibility/space buyers are looking for right now. This 4-bedroom,2.5-bath home features an oversized bkyd w endless potential—whether you envision a pool, outdoor kitchen, play space, or your own private retreat, this property gives you the room to create it. Inside, oversized primary suite is a true escape, complete w vaulted ceilings, dual private closets, & full spa-like bath. All 3 secondary bdrms offer generously sized closets—no shortage of storage anywhere in this home. Main living area is bright & expansive, filled w natural light from large windows & designed for both everyday living & entertaining. Kitchen flows seamlessly into breakfast & dining areas, offering abundant cabinetry & functional space. Large utility room & an oversized half bath for guests add even more practicality. Washer/Dryer/Fridge included. Homes w this combo of location, lot size are move fast!

Key facts

• Primary suite
• Oversized backyard
• Corner lot

Tags

• CORNER LOT
• OVERSIZED BACKYARD
• PRIMARY SUITE
• GENEROUSLY SIZED CLOSETS
• LARGE UTILITY ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $37 ($448/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 $236k (1.6% below list).
• Recommended offer: $226k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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; 1621 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 $26k of equity ($2k loan paydown + $24k 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 $67k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 12y 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
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: 0.98% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.67%
• DSCR: 1.03
• GRM: 8.5

CMA / ARV

• ARV (median comp): $269,949
• List price: $239,900
• Delta: -11.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6627 Woodland Oaks	0.45mi	3/2.5 (-1)	2,276 (-2%)	1mo	$305,000	$134	71
7226 Basque Country Dr	0.14mi	4/2.0	2,124 (-8%)	8mo	$295,000	$139	71
6919 Hayden Dr	0.50mi	3/3.0 (-1)	2,322 (+0%)	3mo	$425,000	$183	67
6811 Woodland Oaks	0.34mi	4/2.5	2,546 (+10%)	2mo	$499,900	$196	66
7106 Durango Dr	0.50mi	4/2.5	2,468 (+6%)	0mo	$369,000	$150	66
6718 Durango Creek Dr	0.53mi	4/2.5	2,214 (-5%)	7mo	$324,999	$147	62
6806 Woodland Oaks	0.38mi	4/2.0	2,005 (-14%)	0mo	$325,000	$162	58
7010 Durango Dr	0.48mi	3/2.5 (-1)	2,072 (-11%)	7mo	$219,900	$106	50
33003 Westwood Square East Dr	0.70mi	3/2.0 (-1)	2,208 (-5%)	6mo	$265,000	$120	47
40218 De Sota Rd	0.75mi	3/2.5 (-1)	2,176 (-6%)	10mo	$629,000	$289	42
906 Wiley Dr	0.73mi	4/2.0	2,608 (+12%)	3mo	$390,000	$150	40
319 Weisinger Dr	0.72mi	3/2.5 (-1)	2,541 (+10%)	6mo	$519,950	$205	40

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: 23.8%
• Equity multiple: 2.89×
• Total profit: $126,974
• Equity at exit: $216,121

10-year hold

• IRR: 20.5%
• Equity multiple: 6.38×
• Total profit: $361,073
• Equity at exit: $466,073

Cash invested: $67,172 (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: 1621
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,360 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$431 /mo · $5,177/yr
• Insurance: −$100
• HOA: −$38
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $37

Break-even live

Break-even rent $2,313

Max offer price $239,900

Occupancy floor 93%

Sensitivity live

Price	-10% $173	-5% $105	+0% $37	+5% $-31	+10% $-98
Rent	-10% $-149	-5% $-56	+0% $37	+5% $131	+10% $224
Rate	-1.0pp $158	-0.5pp $98	base $37	+0.5pp $-25	+1.0pp $-88

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33200 Forest West St Magnolia, TX	1.0–3.0	1.5–2.5	1307	$4,065	$3.11	0d	22	0.15mi
7210 Alava Dr Magnolia, TX	4.0	3.0	2031	$2,235	$1.10	45d	1	0.21mi
33139 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	6d	1	0.99mi
33154 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,345	$1.24	18d	1	1.00mi
33154 Oak Heights Pl Magnolia, TX	3.0–4.0	2.5	1896	$2,270	$1.20	0d	6	1.00mi
33154 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,345	$1.24	23d	1	1.00mi
33123 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	6d	1	1.01mi
33130 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	6d	1	1.01mi
33150 Willow Heights Ln Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	6d	1	1.02mi
33146 Willow Heights Ln Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	6d	1	1.02mi
3969 Eagle Nest Lake Ln Magnolia, TX	3.0	2.5	2986	$2,895	$0.97	14d	1	1.37mi

HOA detail

• Monthly dues: $38 · $456/yr
• Likely covers: pool

Listing history 39 events

1. 2026-06-13
   days on market $239,900 Pending 78 DOM
2. 2026-06-09
   days on market $239,900 Pending 76 DOM
3. 2026-06-08
   days on market $239,900 Pending 75 DOM
4. 2026-06-07
   statusdays on market $239,900 Pending 74 DOM
5. 2026-06-04
   days on market $239,900 Active 71 DOM
6. 2026-06-03
   days on market $239,900 Active 70 DOM
7. 2026-06-02
   days on market $239,900 Active 69 DOM
8. 2026-06-01
   days on market $239,900 Active 68 DOM
9. 2026-05-31
   days on market $239,900 Active 67 DOM
10. 2026-04-20
    price $239,900 1040-char remark

    Show marketing remark (1040 chars)

    $10k OFF!! Price adjustment!Corner Lot Opportunity Near 1488! Desirable corner lot, spacious two-story offers flexibility/space buyers are looking for right now. This 4-bedroom,2.5-bath home features an oversized bkyd w endless potential—whether you envision a pool, outdoor kitchen, play space, or your own private retreat, this property gives you the room to create it. Inside, oversized primary suite is a true escape, complete w vaulted ceilings, dual private closets, & full spa-like bath. All 3 secondary bdrms offer generously sized closets—no shortage of storage anywhere in this home. Main living area is bright & expansive, filled w natural light from large windows & designed for both everyday living & entertaining. Kitchen flows seamlessly into breakfast & dining areas, offering abundant cabinetry & functional space. Large utility room & an oversized half bath for guests add even more practicality. Washer/Dryer/Fridge included. Homes w this combo of location, lot size are move fast!

11. 2026-03-25
    listed $249,900 Active 1040-char remark

    Show marketing remark (1040 chars)

    $10k OFF!! Price adjustment!Corner Lot Opportunity Near 1488! Desirable corner lot, spacious two-story offers flexibility/space buyers are looking for right now. This 4-bedroom,2.5-bath home features an oversized bkyd w endless potential—whether you envision a pool, outdoor kitchen, play space, or your own private retreat, this property gives you the room to create it. Inside, oversized primary suite is a true escape, complete w vaulted ceilings, dual private closets, & full spa-like bath. All 3 secondary bdrms offer generously sized closets—no shortage of storage anywhere in this home. Main living area is bright & expansive, filled w natural light from large windows & designed for both everyday living & entertaining. Kitchen flows seamlessly into breakfast & dining areas, offering abundant cabinetry & functional space. Large utility room & an oversized half bath for guests add even more practicality. Washer/Dryer/Fridge included. Homes w this combo of location, lot size are move fast!

12. 2026-03-09
    historical
13. 2026-02-25
    price $250,000
14. 2026-01-29
    listed $255,000 Active
15. 2026-01-29
    historical
16. 2025-10-23
    price $275,000
17. 2025-10-01
    listed $280,000 Active
18. 2020-07-31
    soldstatus
19. 2020-07-30
    price $200,990
20. 2020-07-30
    soldstatus Sold
21. 2020-03-07
    status Pending
22. 2020-03-07
    price $210,990
23. 2020-03-06
    status Active
24. 2020-03-06
    status Pending
25. 2020-01-30
    listed $210,000 Active
26. 2020-01-29
    historical
27. 2019-12-11
    listed $210,000 Active
28. 2019-12-10
    historical
29. 2019-10-07
    listed $210,000 Active
30. 2019-10-06
    historical
31. 2019-08-01
    listed $210,000 Active
32. 2019-07-31
    historical
33. 2019-07-17
    price $210,000
34. 2019-06-19
    listed $219,990 Active
35. 2014-08-25
    soldstatus Sold
36. 2014-08-25
    soldstatus
37. 2014-07-22
    status Pending, Continue to Show
38. 2014-07-11
    status Option Pending
39. 2014-06-19
    listed $167,000 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: $5,177 · $431/mo
• Projected year-2 tax: $5,177 · $431/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $28,326
• − Mortgage interest: −$13,438
• − Property taxes: −$5,177
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,266
• − Management: −$2,266
• − HOA: −$456
• − Depreciation: −$6,979
• Taxable loss: −$3,456
• Est. tax savings @ 24.0%: +$829
• After-tax cash flow: $1,277/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

+43.7% since first listed

30 events — show timeline

• 2026-04-20 Price Changed $239,900 HARMLS
• 2026-03-25 Listed $249,900 HARMLS
• 2026-03-09 Listing Removed — HARMLS
• 2026-02-25 Price Changed $250,000 HARMLS
• 2026-01-29 Listing Removed — HARMLS
• 2026-01-29 Listed $255,000 HARMLS
• 2025-10-23 Price Changed $275,000 HARMLS
• 2025-10-01 Listed $280,000 HARMLS
• 2020-07-31 Sold (Public Records) — Public Records
• 2020-07-30 Price Changed $200,990 HARMLS
• 2020-07-30 Sold (MLS) — HARMLS
• 2020-03-07 Pending — HARMLS
• 2020-03-07 Price Changed $210,990 HARMLS
• 2020-03-06 Relisted — HARMLS
• 2020-03-06 Pending — HARMLS
• 2020-01-30 Listed $210,000 HARMLS
• 2020-01-29 Listing Removed — HARMLS
• 2019-12-11 Listed $210,000 HARMLS
• 2019-12-10 Listing Removed — HARMLS
• 2019-10-07 Listed $210,000 HARMLS
• 2019-10-06 Listing Removed — HARMLS
• 2019-08-01 Listed $210,000 HARMLS
• 2019-07-31 Listing Removed — HARMLS
• 2019-07-17 Price Changed $210,000 HARMLS
• 2019-06-19 Listed $219,990 HARMLS
• 2014-08-25 Sold (Public Records) — Public Records
• 2014-08-25 Sold (MLS) — HARMLS
• 2014-07-22 Pending — HARMLS
• 2014-07-11 Pending — HARMLS
• 2014-06-19 Listed $167,000 HARMLS

Property tax history

+3.5%/yr

Latest (2025): $5,177 · -5.1% YoY. Source: county tax records.