24618 Golden Brook Ct · Magnolia, TX 77355

$254,990

4 bd · 3.0 ba · 2,258 sqft · SingleFamily · 66 Days on market

Built 2026 Excellent condition 2-car garage ↓ 22% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.4/30.0
• Condition / age +5.0/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

As you enter the home, you're welcomed into the foyer with immediate access to the staircase leading to the second floor. Continuing through the main level, you'll pass a storage closet, a bedroom with a full bath, and entry to the two-car garage. The home then opens into the family room, dining area, and kitchen-offering a comfortable and connected living space. Upstairs, a spacious loft serves as a central gathering area, leading to two additional bedrooms, each with its own walk-in closet and a shared full bath. The second floor also includes the primary bedroom, featuring a private bath and a generous walk-in closet, as well as a conveniently located laundry room.

Key facts

• 2 parking spots
• Built 2026
• Listed 65 days

🏗️ New construction. The $254,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $314,253.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $255k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-411 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (12.6% below list).
• Recommended offer: $223k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.6% 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: Nichols Sawmill El (math 37% / reading 47%, grade F, #1,335 of 4,322 statewide, top 33%, 562 students, 44% FRL); Magnolia J H (math 35% / reading 37%, grade F, #805 of 1,662 statewide, top 50%, 1,103 students, 57% 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 44% FRL track the district average.
• Market conditions: 885 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 120d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $9k 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 66 days — a 6% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $222,902 (12.6% 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 66 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.71% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.60%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

• ARV (median comp): $314,253
• List price: $254,990
• Delta: -18.86%
• 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
18911 S Sapling Oaks Pl	0.17mi	4/3.5	2,326 (+3%)	4mo	$309,000	$133	82
19215 Veterans Rd	0.24mi	4/2.5	2,404 (+6%)	0mo	$1,350,000	$562	76
19018 Veterans Rd	0.13mi	4/4.0	2,100 (-7%)	5mo	$490,000	$233	74
18678 Blue Spruce Ln	0.12mi	4/3.5	2,473 (+10%)	4mo	$319,900	$129	73
18864 Aspen Briar Cir	0.19mi	3/2.0 (-1)	2,159 (-4%)	9mo	$330,000	$153	67
30119 Saw Oaks Dr	0.22mi	4/2.0	2,111 (-6%)	10mo	$295,000	$140	67
18816 Sawtooth Oak Ct	0.28mi	3/2.0 (-1)	2,118 (-6%)	3mo	$310,000	$146	65
18736 Laurel Oaks Ln	0.11mi	3/2.0 (-1)	1,994 (-12%)	6mo	$299,000	$150	62
18939 Cluster Oaks Dr	0.31mi	3/2.0 (-1)	2,117 (-6%)	6mo	$294,000	$139	61
18613 Birch Orchard Ct	0.37mi	4/2.5	2,560 (+13%)	3mo	$319,900	$125	56
30211 Rickett Ln	0.61mi	3/2.0 (-1)	2,124 (-6%)	3mo	$550,000	$259	50
18735 Creek Falls Ln	0.75mi	4/2.0	2,133 (-6%)	9mo	$319,999	$150	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -25.9%
• Equity multiple: 0.12×
• Total profit: $-77,053
• Equity at exit: $46,856

10-year hold

• IRR: -22.5%
• Equity multiple: -0.14×
• Total profit: $-100,651
• Equity at exit: $27,171

Cash invested: $87,991 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 22 active · 12 under contract
• Months of supply: 8.2 mo (12%/mo absorbed)
• Median asking: $319,500 ($144/sqft)
• Median days on market: 56 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -3.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77355

• Home prices YoY: -30.3%
• Active inventory: 885
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,229 high
• Mortgage (P&I): −$1,648
• Tax est. 1.5%: −$393 /mo · $4,714/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-411

Break-even live

Break-even rent $2,749

Max offer price $254,809

Occupancy floor —

Sensitivity live

Price	-10% $-194	-5% $-302	+0% $-411	+5% $-519	+10% $-628
Rent	-10% $-587	-5% $-499	+0% $-411	+5% $-323	+10% $-235
Rate	-1.0pp $-253	-0.5pp $-331	base $-411	+0.5pp $-492	+1.0pp $-575

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: $78,563
• Closing costs: $9,428
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18870 Cedar Birch Ln Magnolia, TX	3.0	2.0	1915	$1,825	$0.95	120d	1	0.16mi
30114 E Sapling Oaks Pl Magnolia, TX	4.0	3.5	2268	$2,006	$0.88	11d	1	0.18mi
18637 Birch Orchard Ct Magnolia, TX	4.0	3.5	2237	$2,125	$0.95	139d	1	0.39mi
30501 Pleasant Oaks Dr Magnolia, TX	4.0	3.0	2796	$2,320	$0.83	139d	1	0.49mi
30359 Limber Pines Dr Magnolia, TX	4.0	3.0	2477	$2,500	$1.01	44d	1	0.53mi

Property features AI

Finance

• Other: Builder: Starlight Homes
• HOA & community: Association: Sterling Association ServicesAnnual association fee of $850

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detectors
• Utilities: Public waterPublic sewer
• Home design: Residential propertyNew construction (under construction)Full ownershipSlab foundation
• Construction: Built in 2026Cement sidingComposition roofSlab foundation
• Exterior features: DeckPatioFully fenced backyardFence (back yard)

Interior

• Kitchen: DishwasherElectric ovenElectric rangeMicrowaveDisposalRefrigerator
• Bedrooms: Primary bedroom on second level (15.5 x 15)Bedroom on second level (12 x 11)Bedroom on second level (13 x 12)Bedroom on first level (15.5 x 10.5)Family room on first level (19.5 x 15)
• Flooring: CarpetPlankVinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric)Central air (electric)
• Interior features: Granite countersKitchen islandKitchen/family room comboPantrySelf-closing cabinet doors and drawersSeparate shower and tub/showerProgrammable thermostatLow emissivity windows
• Laundry & utility: Washer hookupElectric dryer hookupWasher and dryer included

Listing history 50 events

1. 2026-09-24
   days on market $254,990 Active 66 DOM
2. 2026-09-23
   days on market $254,990 Active 65 DOM
3. 2026-09-22
   days on market $254,990 Active 64 DOM
4. 2026-09-21
   days on market $254,990 Active 63 DOM
5. 2026-09-20
   days on market $254,990 Active 62 DOM
6. 2026-09-19
   days on market $254,990 Active 61 DOM
7. 2026-09-18
   days on market $254,990 Active 60 DOM
8. 2026-09-17
   days on market $254,990 Active 59 DOM
9. 2026-09-16
   days on market $254,990 Active 58 DOM
10. 2026-09-15
    days on market $254,990 Active 57 DOM
11. 2026-09-14
    days on market $254,990 Active 56 DOM
12. 2026-09-13
    days on market $254,990 Active 55 DOM
13. 2026-09-12
    days on market $254,990 Active 54 DOM
14. 2026-09-11
    days on market $254,990 Active 53 DOM
15. 2026-09-05
    days on market $254,990 Active 47 DOM
16. 2026-09-04
    days on market $254,990 Active 46 DOM
17. 2026-09-02
    pricestatusdays on marketlisting id $254,990 Active 44 DOM
18. 2026-07-11
    pricestatus $331,540 Pending 93 DOM
19. 2026-07-10
    days on market $254,990 Active 93 DOM
20. 2026-07-09
    days on market $254,990 Active 92 DOM
21. 2026-07-07
    pricedays on market $254,990 Active 90 DOM
22. 2026-07-06
    days on market $259,990 Active 89 DOM
23. 2026-07-06
    days on market $259,990 Active 88 DOM
24. 2026-07-05
    days on market $259,990 Active 87 DOM
25. 2026-07-03
    days on market $259,990 Active 86 DOM
26. 2026-07-02
    days on market $259,990 Active 85 DOM
27. 2026-07-01
    days on market $259,990 Active 84 DOM
28. 2026-06-30
    days on market $259,990 Active 83 DOM
29. 2026-06-29
    days on market $259,990 Active 82 DOM
30. 2026-06-28
    days on market $259,990 Active 81 DOM
31. 2026-06-27
    days on market $259,990 Active 80 DOM
32. 2026-06-26
    days on market $259,990 Active 79 DOM
33. 2026-06-24
    days on market $259,990 Active 77 DOM
34. 2026-06-22
    days on market $259,990 Active 75 DOM
35. 2026-06-21
    pricedays on market $259,990 Active 74 DOM
36. 2026-06-18
    days on market $264,990 Active 71 DOM
37. 2026-06-17
    days on market $264,990 Active 70 DOM
38. 2026-06-16
    days on market $264,990 Active 69 DOM
39. 2026-06-16
    price $264,990 Active 68 DOM
40. 2026-06-15
    days on market $269,990 Active 68 DOM
41. 2026-06-13
    days on market $269,990 Active 66 DOM
42. 2026-06-09
    pricedays on market $269,990 Active 62 DOM
43. 2026-06-08
    days on market $279,990 Active 61 DOM
44. 2026-06-07
    days on market $279,990 Active 60 DOM
45. 2026-06-04
    pricedays on market $279,990 Active 57 DOM
46. 2026-06-03
    days on market $294,990 Active 56 DOM
47. 2026-06-02
    days on market $294,990 Active 55 DOM
48. 2026-06-01
    days on market $294,990 Active 54 DOM
49. 2026-05-31
    days on market $294,990 Active 53 DOM
50. 2026-05-11
    price $294,990 908-char remark

ⓘ 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: $26,748
• − Mortgage interest: −$17,603
• − Property taxes: −$4,714
• − Insurance: −$1,571
• − Repairs & maintenance: −$2,140
• − Management: −$2,140
• − Depreciation: −$9,142
• Taxable loss: −$10,561
• Est. tax savings @ 24.0%: +$2,535
• After-tax cash flow: $-2,395/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 · 6 photos

Excellent 100/100 None rehab

This brand new two-story home is in excellent condition with no visible repairs or maintenance needed. It offers modern living space, a spacious kitchen, and flexible living options. Potential value-adding updates include landscaping and curb appeal improvements, and painting interior walls.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Painting interior walls — Fresh paint can make the home more appealing and can be a quick and cost-effective way to improve the home's value. ↑
• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Nichols Sawmill El F TX #1,335/4,322 Nat'l #17,861/41,679 Middle Magnolia J H F TX #805/1,662 Nat'l #7,206/14,009 High Magnolia West H S D- TX #591/1,632 Nat'l #6,330/17,239

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

B Composite livability gradescore 73/100

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 · 713,896 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: 14% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Builder: Starlight Homes
• HOA & community: Association: Sterling Association ServicesAnnual association fee of $850

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detectors
• Utilities: Public waterPublic sewer
• Home design: Residential propertyNew construction (under construction)Full ownershipSlab foundation
• Construction: Built in 2026Cement sidingComposition roofSlab foundation
• Exterior features: DeckPatioFully fenced backyardFence (back yard)

Interior

• Kitchen: DishwasherElectric ovenElectric rangeMicrowaveDisposalRefrigerator
• Bedrooms: Primary bedroom on second level (15.5 x 15)Bedroom on second level (12 x 11)Bedroom on second level (13 x 12)Bedroom on first level (15.5 x 10.5)Family room on first level (19.5 x 15)
• Flooring: CarpetPlankVinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric)Central air (electric)
• Interior features: Granite countersKitchen islandKitchen/family room comboPantrySelf-closing cabinet doors and drawersSeparate shower and tub/showerProgrammable thermostatLow emissivity windows
• Laundry & utility: Washer hookupElectric dryer hookupWasher and dryer included

Price history

-21.6% since first listed

10 events — show timeline

• 2026-06-23 Price Changed $259,990 Zillow
• 2026-06-19 Price Changed $259,990 HARMLS
• 2026-06-16 Price Changed $264,990 HARMLS
• 2026-06-09 Price Changed $269,990 HARMLS
• 2026-06-03 Price Changed $279,990 HARMLS
• 2026-05-28 Listed $294,990 Zillow
• 2026-05-11 Price Changed $294,990 HARMLS
• 2026-05-04 Price Changed $296,990 HARMLS
• 2026-04-08 Price Changed $304,990 HARMLS
• 2026-04-08 Listed $331,540 HARMLS