Wayfinder Plan · Magnolia, TX 77354

$309,990

4 bd · 3.5 ba · 2,650 sqft · SingleFamily · 249 Days on market

Good condition ↓ 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).

• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0

Listing remarks MLS

4 Bedrooms | 3.5 Bathrooms | Approx. 2,650 Sq. Ft. The Wayfinder is a thoughtfully designed two-story home that blends open gathering spaces with private retreats, creating a layout that supports both daily living and entertaining with ease. From the foyer, the first floor opens into a bright dining area and kitchen that flows naturally great room, creating a connected space ideal for hosting or relaxing. The kitchen features a spacious island, generous cabinetry, and abundant cabinet space. Nearby, the powder room and centrally located laundry room add everyday convenience. Enjoy the outdoors with a spacious covered patio, perfect for morning coffee, evening dinners, or outdoor entertaining. At the rear of the main level, the primary suite offers a peaceful retreat with dual vanities, a spacious shower, and a large walk-in closet with ample hanging and storage space. Buyers may personalize the bath with options such as an enlarged shower, shower seat, or added soaking tub. Upstairs, a spacious game room anchors the second floor and creates a flexible area for recreation, study, or relaxation. Three secondary bedrooms are thoughtfully arranged nearby, with convenient access to two full bathrooms, providing comfort and privacy for family members or guests. With its private main-level suite, open living design, and versatile second-floor spaces, The Wayfinder delivers modern comfort, smart functionality, and a layout that adapts easily to every stage of family life.

Key facts

• 2 garage spots
• Listed 249 days

🏗️ New construction. The $309,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $310,820.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $310k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-342 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (26.3% below list).
• Recommended offer: $229k (26.3% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.4% in Magnolia — 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 73/100 on livability (#222 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• 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.
• Zoned schools: Magnolia Parkway El (math 38% / reading 46%, grade F, #1,335 of 4,322 statewide, top 33%, 776 students, 45% FRL); Bear Branch J H (math 44% / reading 46%, grade D, #479 of 1,662 statewide, top 29%, 1,076 students, 37% FRL); Magnolia H S (math 47% / reading 62%, grade C-, #379 of 1,632 statewide, top 26%, 2,248 students, 31% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: Rents flat; 1622 active listings in the ZIP; 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 $33k of equity ($2k loan paydown + $31k 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 ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 249 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.

Recommended offer $228,614 (26.3% 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 249 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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 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: 0.74% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.72%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

• ARV (median comp): $310,820
• List price: $309,990
• Delta: -0.27%
• 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
40748 Mostyn Lake Dr	0.25mi	4/3.5	2,689 (+2%)	1mo	$319,990	$119	85
40704 Mostyn Lake Dr	0.22mi	4/3.5	2,663 (+0%)	6mo	$318,990	$120	84
13074 Sarah Springs Way	0.19mi	4/3.5	2,695 (+2%)	6mo	$319,990	$119	83
40712 Pessi Rd	0.22mi	4/3.5	2,689 (+2%)	7mo	$312,990	$116	81
12747 Dina Springs Ln	0.05mi	5/3.0 (+1)	2,760 (+4%)	4mo	$332,990	$121	80
40533 Mostyn Lake Dr	0.15mi	4/2.5	2,608 (-2%)	10mo	$315,000	$121	78
40732 Pessi Rd	0.25mi	4/3.5	2,689 (+2%)	11mo	$317,990	$118	77
40588 Mostyn Lake Dr	0.03mi	4/2.5	2,370 (-11%)	2mo	$328,990	$139	75
40569 Mostyn Lake Dr	0.06mi	5/3.0 (+1)	2,897 (+9%)	10mo	$379,000	$131	66
40792 Mostyn Lake Dr	0.28mi	4/2.5	2,377 (-10%)	9mo	$329,990	$139	58
12413 S Hill Ct	0.42mi	5/3.0 (+1)	2,860 (+8%)	4mo	$339,000	$119	57
12603 Damuth Ct	0.56mi	4/2.5	2,909 (+10%)	5mo	$634,000	$218	49

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: 20.2%
• Equity multiple: 2.63×
• Total profit: $141,532
• Equity at exit: $280,012

10-year hold

• IRR: 17.9%
• Equity multiple: 5.86×
• Total profit: $423,086
• Equity at exit: $603,856

Cash invested: $87,030 (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: 1622
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,286 medium
• Mortgage (P&I): −$1,630
• Tax est. 1.5%: −$389 /mo · $4,662/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-342

Break-even live

Break-even rent $2,719

Max offer price $261,338

Occupancy floor —

Sensitivity live

Price	-10% $-127	-5% $-235	+0% $-342	+5% $-449	+10% $-557
Rent	-10% $-523	-5% $-432	+0% $-342	+5% $-252	+10% $-161
Rate	-1.0pp $-185	-0.5pp $-263	base $-342	+0.5pp $-423	+1.0pp $-504

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: $77,705
• Closing costs: $9,325
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $309,990 Active 249 DOM
2. 2026-06-18
   days on market $309,990 Active 246 DOM
3. 2026-06-17
   days on market $309,990 Active 245 DOM
4. 2026-06-16
   days on market $309,990 Active 244 DOM
5. 2026-06-15
   days on market $309,990 Active 243 DOM
6. 2026-06-13
   days on market $309,990 Active 241 DOM
7. 2026-06-09
   days on market $309,990 Active 237 DOM
8. 2026-06-08
   days on market $309,990 Active 236 DOM
9. 2026-06-07
   days on market $309,990 Active 235 DOM
10. 2026-06-04
    days on market $309,990 Active 232 DOM
11. 2026-06-03
    days on market $309,990 Active 231 DOM
12. 2026-06-02
    pricedays on market $309,990 Active 230 DOM
13. 2026-06-01
    days on market $299,990 Active 229 DOM
14. 2026-05-31
    days on market $299,990 Active 228 DOM
15. 2026-03-22
    price $299,990 1488-char remark

    Show marketing remark (1488 chars)

    4 Bedrooms | 3.5 Bathrooms | Approx. 2,650 Sq. Ft. The Wayfinder is a thoughtfully designed two-story home that blends open gathering spaces with private retreats, creating a layout that supports both daily living and entertaining with ease. From the foyer, the first floor opens into a bright dining area and kitchen that flows naturally great room, creating a connected space ideal for hosting or relaxing. The kitchen features a spacious island, generous cabinetry, and abundant cabinet space. Nearby, the powder room and centrally located laundry room add everyday convenience. Enjoy the outdoors with a spacious covered patio, perfect for morning coffee, evening dinners, or outdoor entertaining. At the rear of the main level, the primary suite offers a peaceful retreat with dual vanities, a spacious shower, and a large walk-in closet with ample hanging and storage space. Buyers may personalize the bath with options such as an enlarged shower, shower seat, or added soaking tub. Upstairs, a spacious game room anchors the second floor and creates a flexible area for recreation, study, or relaxation. Three secondary bedrooms are thoughtfully arranged nearby, with convenient access to two full bathrooms, providing comfort and privacy for family members or guests. With its private main-level suite, open living design, and versatile second-floor spaces, The Wayfinder delivers modern comfort, smart functionality, and a layout that adapts easily to every stage of family life.

16. 2026-01-09
    price $309,990 1488-char remark

    Show marketing remark (1488 chars)

    4 Bedrooms | 3.5 Bathrooms | Approx. 2,650 Sq. Ft. The Wayfinder is a thoughtfully designed two-story home that blends open gathering spaces with private retreats, creating a layout that supports both daily living and entertaining with ease. From the foyer, the first floor opens into a bright dining area and kitchen that flows naturally great room, creating a connected space ideal for hosting or relaxing. The kitchen features a spacious island, generous cabinetry, and abundant cabinet space. Nearby, the powder room and centrally located laundry room add everyday convenience. Enjoy the outdoors with a spacious covered patio, perfect for morning coffee, evening dinners, or outdoor entertaining. At the rear of the main level, the primary suite offers a peaceful retreat with dual vanities, a spacious shower, and a large walk-in closet with ample hanging and storage space. Buyers may personalize the bath with options such as an enlarged shower, shower seat, or added soaking tub. Upstairs, a spacious game room anchors the second floor and creates a flexible area for recreation, study, or relaxation. Three secondary bedrooms are thoughtfully arranged nearby, with convenient access to two full bathrooms, providing comfort and privacy for family members or guests. With its private main-level suite, open living design, and versatile second-floor spaces, The Wayfinder delivers modern comfort, smart functionality, and a layout that adapts easily to every stage of family life.

17. 2025-11-04
    price $308,990 1488-char remark

    Show marketing remark (1488 chars)

    4 Bedrooms | 3.5 Bathrooms | Approx. 2,650 Sq. Ft. The Wayfinder is a thoughtfully designed two-story home that blends open gathering spaces with private retreats, creating a layout that supports both daily living and entertaining with ease. From the foyer, the first floor opens into a bright dining area and kitchen that flows naturally great room, creating a connected space ideal for hosting or relaxing. The kitchen features a spacious island, generous cabinetry, and abundant cabinet space. Nearby, the powder room and centrally located laundry room add everyday convenience. Enjoy the outdoors with a spacious covered patio, perfect for morning coffee, evening dinners, or outdoor entertaining. At the rear of the main level, the primary suite offers a peaceful retreat with dual vanities, a spacious shower, and a large walk-in closet with ample hanging and storage space. Buyers may personalize the bath with options such as an enlarged shower, shower seat, or added soaking tub. Upstairs, a spacious game room anchors the second floor and creates a flexible area for recreation, study, or relaxation. Three secondary bedrooms are thoughtfully arranged nearby, with convenient access to two full bathrooms, providing comfort and privacy for family members or guests. With its private main-level suite, open living design, and versatile second-floor spaces, The Wayfinder delivers modern comfort, smart functionality, and a layout that adapts easily to every stage of family life.

18. 2025-10-15
    listed $316,990 Active 1488-char remark

    Show marketing remark (1488 chars)

    4 Bedrooms | 3.5 Bathrooms | Approx. 2,650 Sq. Ft. The Wayfinder is a thoughtfully designed two-story home that blends open gathering spaces with private retreats, creating a layout that supports both daily living and entertaining with ease. From the foyer, the first floor opens into a bright dining area and kitchen that flows naturally great room, creating a connected space ideal for hosting or relaxing. The kitchen features a spacious island, generous cabinetry, and abundant cabinet space. Nearby, the powder room and centrally located laundry room add everyday convenience. Enjoy the outdoors with a spacious covered patio, perfect for morning coffee, evening dinners, or outdoor entertaining. At the rear of the main level, the primary suite offers a peaceful retreat with dual vanities, a spacious shower, and a large walk-in closet with ample hanging and storage space. Buyers may personalize the bath with options such as an enlarged shower, shower seat, or added soaking tub. Upstairs, a spacious game room anchors the second floor and creates a flexible area for recreation, study, or relaxation. Three secondary bedrooms are thoughtfully arranged nearby, with convenient access to two full bathrooms, providing comfort and privacy for family members or guests. With its private main-level suite, open living design, and versatile second-floor spaces, The Wayfinder delivers modern comfort, smart functionality, and a layout that adapts easily to every stage of family life.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,434
• − Mortgage interest: −$17,411
• − Property taxes: −$4,662
• − Insurance: −$1,554
• − Repairs & maintenance: −$2,195
• − Management: −$2,195
• − Depreciation: −$9,042
• Taxable loss: −$9,625
• Est. tax savings @ 24.0%: +$2,310
• After-tax cash flow: $-1,794/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This two-story home is in excellent condition with no visible repairs needed. It offers a spacious layout with good curb appeal and high-end finishes. The kitchen and bathrooms could benefit from some updates to maximize resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Resale Kitchen backsplash — Modernizes the kitchen and adds value
• Resale Bathroom vanity — Modernizes the bathroom and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Kitchen backsplash — Modernizes the kitchen and adds value ↑
• Resale Bathroom vanity — Modernizes the bathroom and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Magnolia

• Score: 73/100
• State rank: #222
• US rank: #5442

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 663,713 people
• City population: 32,847
• 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

-5.4% since first listed

4 events — show timeline

• 2026-03-22 Price Changed $299,990 Zillow
• 2026-01-09 Price Changed $309,990 Zillow
• 2025-11-04 Price Changed $308,990 Zillow
• 2025-10-15 Listed $316,990 Zillow