42710 Loma Vista Ct · Magnolia, TX 77354

$314,990

3 bd · 2.0 ba · 1,741 sqft · SingleFamily · 73 Days on market

Built 2026 $181/sqft · at area comps Est $324k · at est. $75/mo HOA · 4% 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).

• Appreciation +10.0/10.0
• ARV discount +8.8/15.0
• Cash flow +5.9/30.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.2/10.0

Listing remarks MLS

Experience the lifestyle combination of classic comforts and modern design in the Penmark Pearl plan by David Weekley Homes in Magnolia, TX. This glamorous open floor plan allows a wide variety of decorative styles. There's plenty of room to cook together in the kitchen, which includes a stylish island, quartz counters, stunning herringbone backsplash and walk-in pantry. Designer color palate evokes modern style. Enjoy morning coffee or a weekend cookout on the oversized covered patio. Two secondary bedrooms are designed to maximize privacy and individual personality. Your beautiful owner's suite has been extended to accommodate grand furniture or sitting area. Retreat in luxury with a super shower, double sinks and deluxe walk-in closet. Come visit Escondido today to find out more about this wonderful 3-bedroom, 2-bath home on a quiet street.

Key facts

• Open floor plan
• Quartz counters
• Stylish island

Tags

• OPEN FLOOR PLAN
• STYLISH ISLAND
• QUARTZ COUNTERS
• HERRINGBONE BACKSPLASH
• WALK-IN PANTRY
• OVERSIZED COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-620 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (28.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (34.4% below list).
• Recommended offer: $207k (34.4% below list) — sets the bar for 1% rule.

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 El (math 22% / reading 28%, grade F, #3,013 of 4,322 statewide, top 70%, 649 students, 64% 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).
• 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 $34k 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 ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($296k) is reasonable based on typical stale-listing flexibility.

Recommended offer $206,569 (34.4% 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 73 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.66% ✗
• Cap rate: 3.93%
• Cash-on-cash: -8.43%
• DSCR: 0.62
• GRM: 12.7

CMA / ARV

• ARV (median comp): $324,454
• List price: $314,990
• Delta: -2.92%
• 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
42710 Loma Vista Ct	0.00mi	3/2.0	1,741 (0%)	0mo	$314,990	$181	100
42715 Loma Vista Ct	0.00mi	3/2.0	1,866 (+7%)	0mo	$328,990	$176	88
42563 Rustico Rd	0.40mi	4/2.0 (+1)	1,739 (-0%)	1mo	$289,990	$167	75
42676 Mystery Ln	0.40mi	4/2.0 (+1)	1,739 (-0%)	3mo	$299,990	$173	74
1338 Lakeside Creek Rd	0.37mi	3/2.0	1,831 (+5%)	3mo	$280,000	$153	72
42559 Rustico Rd	0.40mi	3/2.0	1,644 (-6%)	3mo	$279,990	$170	70
42548 Rustico Rd	0.36mi	3/2.5	1,939 (+11%)	4mo	$323,990	$167	58
42591 Rustico Rd	0.45mi	3/2.0	1,950 (+12%)	2mo	$349,900	$179	57
42548 Edmund Rucker Ln	0.30mi	4/3.0 (+1)	1,942 (+12%)	1mo	$314,900	$162	57
42635 Mystery Ln	0.40mi	3/2.0	1,984 (+14%)	4mo	$336,900	$170	55
42668 Mystery Ln	0.40mi	4/2.0 (+1)	1,942 (+12%)	3mo	$319,990	$165	54
42595 Rustico Rd	0.45mi	3/2.0	1,984 (+14%)	2mo	$371,900	$187	54

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: 17.7%
• Equity multiple: 2.44×
• Total profit: $126,721
• Equity at exit: $283,768

10-year hold

• IRR: 16.1%
• Equity multiple: 5.47×
• Total profit: $394,528
• Equity at exit: $611,956

Cash invested: $88,197 (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: 12.7×

Monthly cashflow live

• Estimated rent: $2,066 medium
• Mortgage (P&I): −$1,652
• Tax est. 1.5%: −$394 /mo · $4,725/yr
• Insurance: −$131
• HOA: −$75
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-620

Break-even live

Break-even rent $2,850

Max offer price $225,286

Occupancy floor —

Sensitivity live

Price	-10% $-402	-5% $-511	+0% $-620	+5% $-729	+10% $-838
Rent	-10% $-783	-5% $-702	+0% $-620	+5% $-538	+10% $-457
Rate	-1.0pp $-461	-0.5pp $-540	base $-620	+0.5pp $-702	+1.0pp $-785

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: $78,748
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 5 events

1. 2026-05-15
   status Pending 865-char remark

   Show marketing remark (865 chars)

   Experience the lifestyle combination of classic comforts and modern design in the Penmark Pearl plan by David Weekley Homes in Magnolia, TX. This glamorous open floor plan allows a wide variety of decorative styles. There's plenty of room to cook together in the kitchen, which includes a stylish island, quartz counters, stunning herringbone backsplash and walk-in pantry. Designer color palate evokes modern style. Enjoy morning coffee or a weekend cookout on the oversized covered patio. Two secondary bedrooms are designed to maximize privacy and individual personality. Your beautiful owner's suite has been extended to accommodate grand furniture or sitting area. Retreat in luxury with a super shower, double sinks and deluxe walk-in closet. Come visit Escondido today to find out more about this wonderful 3-bedroom, 2-bath home on a quiet street.

2. 2026-05-01
   price $314,990 865-char remark

   Show marketing remark (865 chars)

   Experience the lifestyle combination of classic comforts and modern design in the Penmark Pearl plan by David Weekley Homes in Magnolia, TX. This glamorous open floor plan allows a wide variety of decorative styles. There's plenty of room to cook together in the kitchen, which includes a stylish island, quartz counters, stunning herringbone backsplash and walk-in pantry. Designer color palate evokes modern style. Enjoy morning coffee or a weekend cookout on the oversized covered patio. Two secondary bedrooms are designed to maximize privacy and individual personality. Your beautiful owner's suite has been extended to accommodate grand furniture or sitting area. Retreat in luxury with a super shower, double sinks and deluxe walk-in closet. Come visit Escondido today to find out more about this wonderful 3-bedroom, 2-bath home on a quiet street.

3. 2026-04-18
   price $319,990 865-char remark

   Show marketing remark (865 chars)

   Experience the lifestyle combination of classic comforts and modern design in the Penmark Pearl plan by David Weekley Homes in Magnolia, TX. This glamorous open floor plan allows a wide variety of decorative styles. There's plenty of room to cook together in the kitchen, which includes a stylish island, quartz counters, stunning herringbone backsplash and walk-in pantry. Designer color palate evokes modern style. Enjoy morning coffee or a weekend cookout on the oversized covered patio. Two secondary bedrooms are designed to maximize privacy and individual personality. Your beautiful owner's suite has been extended to accommodate grand furniture or sitting area. Retreat in luxury with a super shower, double sinks and deluxe walk-in closet. Come visit Escondido today to find out more about this wonderful 3-bedroom, 2-bath home on a quiet street.

4. 2026-03-22
   price $324,990 865-char remark

   Show marketing remark (865 chars)

   Experience the lifestyle combination of classic comforts and modern design in the Penmark Pearl plan by David Weekley Homes in Magnolia, TX. This glamorous open floor plan allows a wide variety of decorative styles. There's plenty of room to cook together in the kitchen, which includes a stylish island, quartz counters, stunning herringbone backsplash and walk-in pantry. Designer color palate evokes modern style. Enjoy morning coffee or a weekend cookout on the oversized covered patio. Two secondary bedrooms are designed to maximize privacy and individual personality. Your beautiful owner's suite has been extended to accommodate grand furniture or sitting area. Retreat in luxury with a super shower, double sinks and deluxe walk-in closet. Come visit Escondido today to find out more about this wonderful 3-bedroom, 2-bath home on a quiet street.

5. 2026-03-03
   listed $332,920 Active 865-char remark

   Show marketing remark (865 chars)

   Experience the lifestyle combination of classic comforts and modern design in the Penmark Pearl plan by David Weekley Homes in Magnolia, TX. This glamorous open floor plan allows a wide variety of decorative styles. There's plenty of room to cook together in the kitchen, which includes a stylish island, quartz counters, stunning herringbone backsplash and walk-in pantry. Designer color palate evokes modern style. Enjoy morning coffee or a weekend cookout on the oversized covered patio. Two secondary bedrooms are designed to maximize privacy and individual personality. Your beautiful owner's suite has been extended to accommodate grand furniture or sitting area. Retreat in luxury with a super shower, double sinks and deluxe walk-in closet. Come visit Escondido today to find out more about this wonderful 3-bedroom, 2-bath home on a quiet street.

ⓘ 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: $24,788
• − Mortgage interest: −$17,644
• − Property taxes: −$4,725
• − Insurance: −$1,575
• − Repairs & maintenance: −$1,983
• − Management: −$1,983
• − HOA: −$900
• − Depreciation: −$9,163
• Taxable loss: −$13,185
• Est. tax savings @ 24.0%: +$3,164
• After-tax cash flow: $-4,275/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 — 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

5 events — show timeline

• 2026-05-15 Pending — HARMLS
• 2026-05-01 Price Changed $314,990 HARMLS
• 2026-04-18 Price Changed $319,990 HARMLS
• 2026-03-22 Price Changed $324,990 HARMLS
• 2026-03-03 Listed $332,920 HARMLS