42568 Edmund Rucker Ln · Magnolia, TX 77354

$364,990

4 bd · 2.5 ba · 2,584 sqft · Land · 179 Days on market

Built 2025 $141/sqft · at area comps Est $356k · at est. $75/mo HOA · 3% of rent ↓ 6% 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 +7.5/30.0
• ARV discount +6.3/15.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.3/10.0

Listing remarks MLS

Innovative and timeless appeal combine with top-quality craftsmanship in The Beck luxury home plan. Birthday cakes, pristine dinners, and shared memories of holiday meal prep all begin in the delightful kitchen. Your open floor plan provides a sensational expanse of enhanced livability and decorative possibilities. Your deluxe Owner's Retreat features an en-suite bath with super shower and a wardrobe-expanding walk-in closet. Each spare bedroom offers a uniquely appealing place to thrive and personalize. Let your creativity soar and arrange brilliant specialty rooms in the extensive FlexSpace of the downstairs study with French doors and upstairs retreat. Design refinements include bonus storage and a downstairs powder room. Build your future together in this tremendous new home plan in Magnolia ISD.

Key facts

• Open floor plan
• Walk-in closet
• Downstairs study

Tags

• OPEN FLOOR PLAN
• EN-SUITE BATH
• WALK-IN CLOSET
• DOWNSTAIRS STUDY
• UPSTAIRS RETREAT
• DOWNSTAIRS POWDER ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $365k.

Deal economics

• At list price, monthly cash flow is $-448 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (21.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (37.2% below list).
• Recommended offer: $229k (37.2% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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: schools D+, 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.
• Market conditions: Rents flat; 1604 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 $39k of equity ($3k loan paydown + $36k 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 ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($321k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $229,037 (37.2% 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 179 days. Have you received any prior offers? Is the seller open to a 37% 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: 0.63% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.26%
• DSCR: 0.77
• GRM: 13.3

CMA / ARV

• ARV (median comp): $355,847
• List price: $364,990
• Delta: 2.57%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 0.32% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.61×
• Total profit: $164,107
• Equity at exit: $328,812

10-year hold

• IRR: 17.8%
• Equity multiple: 5.84×
• Total profit: $494,534
• Equity at exit: $709,095

Cash invested: $102,197 (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: 1604
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $2,290 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$116 /mo · $1,395/yr
• Insurance: −$152
• HOA: −$75
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-448

Break-even live

Break-even rent $2,857

Max offer price $285,851

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: $91,248
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 18 events

1. 2026-06-16
   statusdays on market $364,990 Pending 179 DOM
2. 2026-06-15
   days on market $364,990 Active 178 DOM
3. 2026-06-13
   days on market $364,990 Active 176 DOM
4. 2026-06-09
   days on market $364,990 Active 172 DOM
5. 2026-06-08
   days on market $364,990 Active 171 DOM
6. 2026-06-07
   days on market $364,990 Active 170 DOM
7. 2026-06-04
   days on market $364,990 Active 167 DOM
8. 2026-06-03
   days on market $364,990 Active 166 DOM
9. 2026-06-02
   days on market $364,990 Active 165 DOM
10. 2026-06-01
    days on market $364,990 Active 164 DOM
11. 2026-05-31
    days on market $364,990 Active 163 DOM
12. 2026-05-15
    price $364,990 811-char remark

    Show marketing remark (811 chars)

    Innovative and timeless appeal combine with top-quality craftsmanship in The Beck luxury home plan. Birthday cakes, pristine dinners, and shared memories of holiday meal prep all begin in the delightful kitchen. Your open floor plan provides a sensational expanse of enhanced livability and decorative possibilities. Your deluxe Owner's Retreat features an en-suite bath with super shower and a wardrobe-expanding walk-in closet. Each spare bedroom offers a uniquely appealing place to thrive and personalize. Let your creativity soar and arrange brilliant specialty rooms in the extensive FlexSpace of the downstairs study with French doors and upstairs retreat. Design refinements include bonus storage and a downstairs powder room. Build your future together in this tremendous new home plan in Magnolia ISD.

13. 2026-02-28
    price $368,990 811-char remark

    Show marketing remark (967 chars)

    42568 Edmund Rucker Lane, Magnolia, TX 77354: Innovative and timeless appeal combine with top quality craftsmanship in The Beck by David Weekley Homes in Escondido. Birthday cakes, pristine dinners, and shared memories of holiday meal prep all begin in the delightful kitchen. The open floor plan provides a sensational expanse of enhanced livability and decorative possibilities. Your deluxe Owner's Retreat features an en suite Owner's Bath with a super shower and a wardrobe expanding walk in closet. Each secondary bedroom offers a uniquely appealing place to thrive and personalize. Let your creativity soar in the extensive FlexSpace℠ of the downstairs study with French doors and the upstairs retreat. Design refinements include bonus storage and a downstairs powder room. Build your future in this tremendous new home plan in Magnolia ISD. Call or chat with the David Weekley Homes at Escondido Team to learn more about this new home for sale in Magnolia, TX!

14. 2026-02-28
    price $368,990 967-char remark

    Show marketing remark (967 chars)

    42568 Edmund Rucker Lane, Magnolia, TX 77354: Innovative and timeless appeal combine with top quality craftsmanship in The Beck by David Weekley Homes in Escondido. Birthday cakes, pristine dinners, and shared memories of holiday meal prep all begin in the delightful kitchen. The open floor plan provides a sensational expanse of enhanced livability and decorative possibilities. Your deluxe Owner's Retreat features an en suite Owner's Bath with a super shower and a wardrobe expanding walk in closet. Each secondary bedroom offers a uniquely appealing place to thrive and personalize. Let your creativity soar in the extensive FlexSpace℠ of the downstairs study with French doors and the upstairs retreat. Design refinements include bonus storage and a downstairs powder room. Build your future in this tremendous new home plan in Magnolia ISD. Call or chat with the David Weekley Homes at Escondido Team to learn more about this new home for sale in Magnolia, TX!

15. 2026-01-17
    price $374,990 967-char remark

    Show marketing remark (967 chars)

    42568 Edmund Rucker Lane, Magnolia, TX 77354: Innovative and timeless appeal combine with top quality craftsmanship in The Beck by David Weekley Homes in Escondido. Birthday cakes, pristine dinners, and shared memories of holiday meal prep all begin in the delightful kitchen. The open floor plan provides a sensational expanse of enhanced livability and decorative possibilities. Your deluxe Owner's Retreat features an en suite Owner's Bath with a super shower and a wardrobe expanding walk in closet. Each secondary bedroom offers a uniquely appealing place to thrive and personalize. Let your creativity soar in the extensive FlexSpace℠ of the downstairs study with French doors and the upstairs retreat. Design refinements include bonus storage and a downstairs powder room. Build your future in this tremendous new home plan in Magnolia ISD. Call or chat with the David Weekley Homes at Escondido Team to learn more about this new home for sale in Magnolia, TX!

16. 2026-01-16
    price $374,990 811-char remark

    Show marketing remark (811 chars)

    Innovative and timeless appeal combine with top-quality craftsmanship in The Beck luxury home plan. Birthday cakes, pristine dinners, and shared memories of holiday meal prep all begin in the delightful kitchen. Your open floor plan provides a sensational expanse of enhanced livability and decorative possibilities. Your deluxe Owner's Retreat features an en-suite bath with super shower and a wardrobe-expanding walk-in closet. Each spare bedroom offers a uniquely appealing place to thrive and personalize. Let your creativity soar and arrange brilliant specialty rooms in the extensive FlexSpace of the downstairs study with French doors and upstairs retreat. Design refinements include bonus storage and a downstairs powder room. Build your future together in this tremendous new home plan in Magnolia ISD.

17. 2025-12-19
    listed $389,899 Active 811-char remark

    Show marketing remark (811 chars)

    Innovative and timeless appeal combine with top-quality craftsmanship in The Beck luxury home plan. Birthday cakes, pristine dinners, and shared memories of holiday meal prep all begin in the delightful kitchen. Your open floor plan provides a sensational expanse of enhanced livability and decorative possibilities. Your deluxe Owner's Retreat features an en-suite bath with super shower and a wardrobe-expanding walk-in closet. Each spare bedroom offers a uniquely appealing place to thrive and personalize. Let your creativity soar and arrange brilliant specialty rooms in the extensive FlexSpace of the downstairs study with French doors and upstairs retreat. Design refinements include bonus storage and a downstairs powder room. Build your future together in this tremendous new home plan in Magnolia ISD.

18. 2025-11-28
    listed $390,299 Active 967-char remark

    Show marketing remark (967 chars)

    42568 Edmund Rucker Lane, Magnolia, TX 77354: Innovative and timeless appeal combine with top quality craftsmanship in The Beck by David Weekley Homes in Escondido. Birthday cakes, pristine dinners, and shared memories of holiday meal prep all begin in the delightful kitchen. The open floor plan provides a sensational expanse of enhanced livability and decorative possibilities. Your deluxe Owner's Retreat features an en suite Owner's Bath with a super shower and a wardrobe expanding walk in closet. Each secondary bedroom offers a uniquely appealing place to thrive and personalize. Let your creativity soar in the extensive FlexSpace℠ of the downstairs study with French doors and the upstairs retreat. Design refinements include bonus storage and a downstairs powder room. Build your future in this tremendous new home plan in Magnolia ISD. Call or chat with the David Weekley Homes at Escondido Team to learn more about this new home for sale in Magnolia, TX!

ⓘ 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: $1,395 · $116/mo
• Projected year-2 tax: $6,679 · $557/mo
• Expected delta: +$5,284/yr (+$440/mo · 378.8%)

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

Taxation est. · year 1

• Rental income: $27,484
• − Mortgage interest: −$20,445
• − Property taxes: −$1,395
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,199
• − Management: −$2,199
• − HOA: −$900
• − Depreciation: −$10,618
• Taxable loss: −$12,096
• Est. tax savings @ 24.0%: +$2,903
• After-tax cash flow: $-2,473/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

-6.5% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $364,990 HARMLS
• 2026-02-28 Price Changed $368,990 HARMLS
• 2026-02-28 Price Changed $368,990 Zillow
• 2026-01-17 Price Changed $374,990 Zillow
• 2026-01-16 Price Changed $374,990 HARMLS
• 2025-12-19 Listed $389,899 HARMLS
• 2025-11-28 Listed $390,299 Zillow