26457 Easy St · Magnolia, TX 77355

$135,000

2 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 228 Days on market

Built 1992 9,234 sqft lot $134/sqft · 37% below area Est $213k · 37% under $11/mo HOA · 1% of rent ↓ 18% since listing

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Why this score? — see what drove the B- 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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.9/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT LOCATION! 2-3 BEDROOM HOME READY FOR YOUR TOUCHES! NEEDS SOME UPDATING AND REPAIRS, HAS GOOD BONES! Easy access to main HWYS. Easy commute, 5-10 minutes to restaurants, shopping, doctors, hospital, etc. Great opportunity to own a prime location!

Key facts

• Great location
• Easy commute
• Prime location

Tags

• GREAT LOCATION
• EASY ACCESS TO MAIN HWYS
• EASY COMMUTE
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: 553 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $933 of loan paydown is wiped out by about $4k 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 228 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 228 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 1.19% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.10%
• DSCR: 1.36
• GRM: 7.0

CMA / ARV

• ARV (median comp): $213,492
• List price: $135,000
• Delta: -36.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19285 Todd Rd	0.63mi	2/1.0	980 (-3%)	12mo	$260,000	$265	52
26424 Leisure Ln	0.09mi	3/1.0 (+1)	1,152 (+14%)	23mo	$132,000	$115	44
23015 Bellini Dr	0.67mi	3/2.0 (+1)	1,152 (+14%)	0mo	$204,000	$177	40
27010 Poets Dr	0.67mi	3/2.0 (+1)	1,152 (+14%)	13mo	$219,900	$191	29

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-5,550
• Equity at exit: $20,129

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $16,390
• Equity at exit: $11,672

Cash invested: $37,800 (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: 553
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,604 high
• Mortgage (P&I): −$708
• Tax from tax record: −$236 /mo · $2,837/yr
• Insurance: −$56
• HOA: −$11
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $255

Break-even live

Break-even rent $1,281

Max offer price $135,000

Occupancy floor 79%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24053 Wilde Dr Magnolia, TX	3.0	2.0	1152	$1,495	$1.30	3d	1	0.66mi
23022 Bellini Dr Magnolia, TX	3.0	2.0	1414	$1,549	$1.10	20d	1	0.70mi
25238 Dickens Dr Magnolia, TX	3.0	2.0	1152	$1,585	$1.38	43d	1	0.74mi
25194 Dickens Dr Magnolia, TX	3.0	2.0	1152	$1,570	$1.36	20d	1	0.75mi
21163 Titian Dr Magnolia, TX	3.0	2.0	1366	$1,540	$1.13	43d	1	0.76mi
27016 Leonardo Dr Magnolia, TX	3.0	2.0	1364	$1,539	$1.13	22d	1	0.80mi
26323 Michelangelo Dr Magnolia, TX	3.0	2.0	1152	$1,480	$1.28	43d	1	0.80mi
27032 Leonardo Dr Magnolia, TX	3.0	2.0	1366	$1,560	$1.14	24d	1	0.81mi
26327 Michelangelo Dr Magnolia, TX	3.0	2.0	1366	$1,580	$1.16	20d	1	0.81mi

HOA detail

• Monthly dues: $11 · $132/yr

Listing history 21 events

1. 2026-06-18
   days on market $135,000 Active 228 DOM
2. 2026-06-17
   days on market $135,000 Active 227 DOM
3. 2026-06-16
   days on market $135,000 Active 226 DOM
4. 2026-06-15
   days on market $135,000 Active 225 DOM
5. 2026-06-13
   days on market $135,000 Active 223 DOM
6. 2026-06-09
   days on market $135,000 Active 219 DOM
7. 2026-06-08
   days on market $135,000 Active 218 DOM
8. 2026-06-07
   days on market $135,000 Active 217 DOM
9. 2026-06-04
   days on market $135,000 Active 214 DOM
10. 2026-06-03
    days on market $135,000 Active 213 DOM
11. 2026-06-02
    days on market $135,000 Active 212 DOM
12. 2026-06-01
    days on market $135,000 Active 211 DOM
13. 2026-05-31
    days on market $135,000 Active 210 DOM
14. 2026-03-21
    price $135,000 251-char remark

    Show marketing remark (251 chars)

    GREAT LOCATION! 2-3 BEDROOM HOME READY FOR YOUR TOUCHES! NEEDS SOME UPDATING AND REPAIRS, HAS GOOD BONES! Easy access to main HWYS. Easy commute, 5-10 minutes to restaurants, shopping, doctors, hospital, etc. Great opportunity to own a prime location!

15. 2026-01-26
    price $140,000 251-char remark

    Show marketing remark (251 chars)

    GREAT LOCATION! 2-3 BEDROOM HOME READY FOR YOUR TOUCHES! NEEDS SOME UPDATING AND REPAIRS, HAS GOOD BONES! Easy access to main HWYS. Easy commute, 5-10 minutes to restaurants, shopping, doctors, hospital, etc. Great opportunity to own a prime location!

16. 2025-12-17
    price $150,000 251-char remark

    Show marketing remark (251 chars)

    GREAT LOCATION! 2-3 BEDROOM HOME READY FOR YOUR TOUCHES! NEEDS SOME UPDATING AND REPAIRS, HAS GOOD BONES! Easy access to main HWYS. Easy commute, 5-10 minutes to restaurants, shopping, doctors, hospital, etc. Great opportunity to own a prime location!

17. 2025-11-20
    price $155,000 251-char remark

    Show marketing remark (251 chars)

    GREAT LOCATION! 2-3 BEDROOM HOME READY FOR YOUR TOUCHES! NEEDS SOME UPDATING AND REPAIRS, HAS GOOD BONES! Easy access to main HWYS. Easy commute, 5-10 minutes to restaurants, shopping, doctors, hospital, etc. Great opportunity to own a prime location!

18. 2025-11-03
    listed $165,000 Active 251-char remark

    Show marketing remark (251 chars)

    GREAT LOCATION! 2-3 BEDROOM HOME READY FOR YOUR TOUCHES! NEEDS SOME UPDATING AND REPAIRS, HAS GOOD BONES! Easy access to main HWYS. Easy commute, 5-10 minutes to restaurants, shopping, doctors, hospital, etc. Great opportunity to own a prime location!

19. 2025-10-07
    soldstatus
20. 1992-09-29
    soldstatus
21. 1992-09-15
    soldstatus

ⓘ 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: $2,837 · $236/mo
• Projected year-2 tax: $2,837 · $236/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,243
• − Mortgage interest: −$7,562
• − Property taxes: −$2,837
• − Insurance: −$675
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − HOA: −$132
• − Depreciation: −$3,927
• Taxable income: $1,030
• Est. tax owed @ 24.0%: −$247
• After-tax cash flow: $2,815/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): 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

Price history

-18.2% since first listed

8 events — show timeline

• 2026-03-21 Price Changed $135,000 HARMLS
• 2026-01-26 Price Changed $140,000 HARMLS
• 2025-12-17 Price Changed $150,000 HARMLS
• 2025-11-20 Price Changed $155,000 HARMLS
• 2025-11-03 Listed $165,000 HARMLS
• 2025-10-07 Sold (Public Records) — Public Records
• 1992-09-29 Sold (Public Records) — Public Records
• 1992-09-15 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,837 · +1.9% YoY. Source: county tax records.