25486 Multiflora Dr · Magnolia, TX 77355

$249,550

4 bd · 2.5 ba · 1,850 sqft · Land · 48 Days on market

Built 2026 $135/sqft · 49% below area Est $493k · 49% under

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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 +17.3/30.0
• ARV discount +15.0/15.0
• Schools +5.8/10.0
• DSCR +5.4/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Springfield new home layout boasts a two-story foyer leading into open gathering, spacious kitchen, and dining space, plus four bedrooms upstairs.

Key facts

• 2 garage spots
• Built 2026
• Listed 47 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $250k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/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 $214k (14.4% below list).
• Recommended offer: $214k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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.
• Tomball ISD (suburban): math 66% / reading 63% proficiency, ranked #25 of 826 in TX (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Decker Prairie El (math 29% / reading 34%, grade F, #2,396 of 4,322 statewide, top 56%, 755 students, 40% FRL); Tomball Int (math 55% / reading 45%, grade C, #347 of 1,662 statewide, top 21%, 988 students, 46% FRL); Tomball H S (math 74% / reading 69%, grade B+, #111 of 1,632 statewide, top 7%, 2,801 students, 34% FRL).
• Zoned-school proficiency averages 51% at this address vs 64% district-wide (-14 pts) — the specific schools serving this property underperform the Tomball ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 556 active listings in the ZIP; solid renter incomes; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).

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 48 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Recommended offer $213,688 (14.4% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.14%
• DSCR: 1.14
• GRM: 9.7

CMA / ARV

• ARV (median comp): $493,031
• List price: $249,550
• Delta: -49.38%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.4%
• Equity multiple: 0.59×
• Total profit: $-28,911
• Equity at exit: $37,209

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-10,618
• Equity at exit: $21,577

Cash invested: $69,874 (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 77355

• Home prices YoY: -30.3%
• Active inventory: 556
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,137 medium
• Mortgage (P&I): −$1,309
• Tax from tax record: −$93 /mo · $1,115/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $183

Break-even live

Break-even rent $1,906

Max offer price $249,550

Occupancy floor 86%

Sensitivity live

Price	-10% $324	-5% $253	+0% $183	+5% $112	+10% $41
Rent	-10% $14	-5% $98	+0% $183	+5% $267	+10% $351
Rate	-1.0pp $308	-0.5pp $246	base $183	+0.5pp $118	+1.0pp $52

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: $62,388
• Closing costs: $7,486
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-07
   pricedays on market $249,550 Active 48 DOM
2. 2026-06-04
   days on market $299,540 Active 45 DOM
3. 2026-06-03
   days on market $299,540 Active 44 DOM
4. 2026-06-02
   days on market $299,540 Active 43 DOM
5. 2026-06-01
   days on market $299,540 Active 42 DOM
6. 2026-05-31
   days on market $299,540 Active 41 DOM
7. 2026-04-21
   listed $299,540 Active 150-char remark

ⓘ 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: $1,115 · $93/mo
• Projected year-2 tax: $4,567 · $381/mo
• Expected delta: +$3,452/yr (+$288/mo · 309.6%)

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

Taxation est. · year 1

• Rental income: $25,643
• − Mortgage interest: −$13,979
• − Property taxes: −$1,115
• − Insurance: −$1,248
• − Repairs & maintenance: −$2,051
• − Management: −$2,051
• − Depreciation: −$7,260
• Taxable loss: −$2,061
• Est. tax savings @ 24.0%: +$495
• After-tax cash flow: $2,686/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: Tomball ISD
• NCES district ID: 4842960
• Math proficiency: 66% ▼ -6.00%
• Reading proficiency: 63% ▼ -4.00%
• Median HH income: $86,552
• Composite: 58.32/100
• National rank: #1014
• State rank: #25 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): 32,847
• Household income: $102,066
• Rent vs Own: 17.3% rent · 82.7% own
• Severe rent burden: 209.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 25% Two or more races 14% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Slovak 4% Serbian 2% Romanian 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 17%

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: ▼ -116.90%
• Current HPI: 268.5845
• 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