2255 Middle Ridge Dr · Conroe, TX 77301

$219,990

3 bd · 2.0 ba · 1,254 sqft · SingleFamily public records · 40 Days on market

Built 2023 Good condition 4,486 sqft lot $175/sqft · at area comps Est $239k · 8% under $38/mo HOA · 2% 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).

• ARV discount +11.0/15.0
• Cash flow +7.8/30.0
• Schools +5.1/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to one of Legend's newest communities in Conroe, TX! Conveniently located off the 336 Loop, Cliffstone Hills makes commuting a breeze! The Pinewood floor plan is a charming 1-story home with 3 bedrooms, 2 bathrooms, and a 2-car garage! This home has it all, including vinyl plank flooring throughout the common areas! The gourmet kitchen is sure to please with 42” cabinets, granite countertops, and stainless-steel appliances! Retreat to the Owner’s Suite featuring a sizable shower and a spacious walk-in closet! Enjoy the great outdoors with full sod and sprinkler system! Walking distance to great schools, community playground is right across the street from the house, sche

Key facts

• Gourmet kitchen
• Sizable shower
• Sprinkler system

Tags

• GOURMET KITCHEN
• VINYL PLANK FLOORING
• SIZABLE SHOWER
• SPACIOUS WALK-IN CLOSET
• FULL SOD
• SPRINKLER SYSTEM

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $450

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electric service available
• Home design: Residential property; Single-story (entry level: first floor)
• Construction: Built in 2023; Composition roof; Slab foundation; Construction materials: Unknown
• Exterior features: Subdivision lot; Faces south

Interior

• Kitchen: Dishwasher, Disposal, Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas heating; Heat pump cooling
• Interior features: Dishwasher, Disposal, Microwave; Total of 4 rooms; Living room on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-244 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (19.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (10.6% below list).
• Recommended offer: $177k (19.6% below list) — sets the bar for cash-flow.
• Cap rate 5.0% 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: Patterson El (math 33% / reading 35%, grade F, #2,149 of 4,322 statewide, top 50%, 977 students, 74% 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 68% FRL vs 34% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 38% at this address vs 57% district-wide (-19 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 rising (+1.4%/yr); 486 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).
• This rent runs 36% of the median local income ($66k/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 40 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask is 12471% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $176,958 (19.6% 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 40 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.75%
• DSCR: 0.79
• GRM: 9.3

CMA / ARV

• ARV (median comp): $238,737
• List price: $219,990
• Delta: -7.85%
• 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
1368 Mount Bassie Trl	0.03mi	3/2.0	1,355 (+8%)	9mo	$234,990	$173	78
2541 Hawks Eye Dr	0.28mi	3/2.0	1,331 (+6%)	2mo	$219,990	$165	75
2532 Hawks Eye Dr	0.31mi	3/2.0	1,331 (+6%)	1mo	$219,990	$165	74
2521 Hawks Eye Dr	0.30mi	3/2.0	1,331 (+6%)	2mo	$219,990	$165	74
2445 Bray Head Dr	0.11mi	3/2.0	1,331 (+6%)	15mo	$219,990	$165	72
2512 Hawks Eye Dr	0.34mi	3/2.0	1,331 (+6%)	4mo	$229,990	$173	71
2517 Hawks Eye Dr	0.31mi	3/2.0	1,355 (+8%)	2mo	$224,990	$166	71
2528 Hawks Eye Dr	0.32mi	3/2.0	1,355 (+8%)	4mo	$245,549	$181	69
1332 Sue Peak Dr	0.19mi	3/2.0	1,331 (+6%)	15mo	$219,990	$165	69
1381 Mount Blanc Path	0.18mi	3/2.0	1,355 (+8%)	15mo	$239,990	$177	66
1392 Mount Blanc Path	0.20mi	3/2.0	1,355 (+8%)	14mo	$229,990	$170	65
607 Airline Dr	0.41mi	3/1.0	1,101 (-12%)	5mo	$175,000	$159	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.43% rent growth · sell at horizon

5-year hold

• IRR: -26.4%
• Equity multiple: 0.12×
• Total profit: $-54,022
• Equity at exit: $32,801

10-year hold

• IRR: -30.7%
• Equity multiple: -0.27×
• Total profit: $-78,370
• Equity at exit: $19,021

Cash invested: $61,597 (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 77301

• Home prices YoY: -8.4%
• Rents YoY: 1.4%
• Active inventory: 486
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,967 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$514 /mo · $6,168/yr
• Insurance: −$92
• HOA: −$38
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-244

Break-even live

Break-even rent $2,275

Max offer price $176,958

Occupancy floor —

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: $54,998
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1058 Pleasant Bnd Conroe, TX	3.0	2.0	1651	$1,789	$1.08	3d	1	0.86mi
994 Arbor Xing Conroe, TX	3.0	2.0	1620	$1,890	$1.17	12d	1	1.28mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 24 events

1. 2026-06-18
   days on market $219,990 Active 40 DOM
2. 2026-06-17
   days on market $219,990 Active 39 DOM
3. 2026-06-16
   days on market $219,990 Active 38 DOM
4. 2026-06-15
   days on market $219,990 Active 37 DOM
5. 2026-06-13
   days on market $219,990 Active 35 DOM
6. 2026-06-09
   days on market $219,990 Active 31 DOM
7. 2026-06-08
   days on market $219,990 Active 30 DOM
8. 2026-06-08
   price $219,990 Active 29 DOM
9. 2026-06-07
   days on market $224,880 Active 29 DOM
10. 2026-06-04
    days on market $224,880 Active 26 DOM
11. 2026-06-03
    days on market $224,880 Active 25 DOM
12. 2026-06-02
    days on market $224,880 Active 24 DOM
13. 2026-06-01
    days on market $224,880 Active 23 DOM
14. 2026-05-31
    days on market $224,880 Active 22 DOM
15. 2026-05-09
    listed $229,990 Active 718-char remark
16. 2025-06-05
    historical
17. 2025-05-03
    listed $229,990 Active
18. 2025-05-02
    historical
19. 2025-04-17
    listed $235,000 Active
20. 2024-01-30
    soldstatus Sold
21. 2023-11-27
    status Pending
22. 2023-11-09
    price $224,990
23. 2023-09-23
    price $229,990
24. 2023-09-13
    listed $230,412 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: $6,168 · $514/mo
• Projected year-2 tax: $6,168 · $514/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $23,601
• − Mortgage interest: −$12,323
• − Property taxes: −$6,168
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,888
• − Management: −$1,888
• − HOA: −$456
• − Depreciation: −$6,400
• Taxable loss: −$6,622
• Est. tax savings @ 24.0%: +$1,589
• After-tax cash flow: $-1,334/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 move-in-ready single-family home in Conroe, TX, features a charming Pinewood floor plan with vinyl plank flooring, granite countertops, and stainless-steel appliances. The home is located in a convenient community with walking distance to schools and a playground.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — refreshes interior and exterior
• Both window treatments — improves energy efficiency and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — refreshes interior and exterior ↑
• Both window treatments — improves energy efficiency and aesthetics ↑

ⓘ 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: 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): 37,769
• Household income: $66,475
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1256.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Hispanic / Latino 52% White 31% Two or more races 19% Black 13% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Lithuanian 2% Slovak 1% Romanian 1%
• Foreign-born: 27% · Canada, Jamaica
• Languages at home: 51% English-only · Spanish 45% Other Asian/Pacific 2%

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: ▼ -25.51%
• Current HPI: 278.6662
• Rent YoY: ▲ 1.43%
• 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

-4.5% since first listed

13 events — show timeline

• 2026-06-07 Price Changed $219,990 HARMLS
• 2026-06-05 Listed for Rent $1,750 HARMLS
• 2026-05-29 Price Changed $224,880 HARMLS
• 2026-05-09 Listed $229,990 HARMLS
• 2025-06-05 Listing Removed — HARMLS
• 2025-05-03 Listed $229,990 HARMLS
• 2025-05-02 Listing Removed — HARMLS
• 2025-04-17 Listed $235,000 HARMLS
• 2024-01-30 Sold (MLS) — HARMLS
• 2023-11-27 Pending — HARMLS
• 2023-11-09 Price Changed $224,990 HARMLS
• 2023-09-23 Price Changed $229,990 HARMLS
• 2023-09-13 Listed $230,412 HARMLS

Property tax history

+236.2%/yr

Latest (2025): $6,168 · +54.8% YoY. Source: county tax records.