16684 E Ivanhoe · Conroe, TX 77316

$159,000

3 bd · 2.5 ba · 1,360 sqft · SingleFamily public records · 32 Days on market

Built 2023 1,733 sqft lot Est $201k · 21% under $32/mo HOA · 2% of rent ↓ 12% 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +7.3/10.0
• Schools +5.4/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-story home near Lake Conroe with great curb appeal, double-wide driveway, and covered front porch! Inside features soaring ceilings, neutral paint, modern finishes, abundant natural light, and wood-look flooring throughout the open-concept first floor. The vaulted living room flows seamlessly into the kitchen with granite countertops, breakfast bar seating, tile backsplash, and stainless-steel appliances. Private primary suite downstairs offers a large walk-in closet and en-suite bath with oversized walk-in shower. Convenient half bath and utility room also on the 1st floor. Upstairs includes 2 spacious secondary bedrooms and a full bath. Enjoy a low-maintenance backyard with woo

Key facts

• Covered front porch
• Wood-look flooring
• Double-wide driveway

Tags

• DOUBLE-WIDE DRIVEWAY
• COVERED FRONT PORCH
• OPEN-CONCEPT FIRST FLOOR
• WOOD-LOOK FLOORING
• GRANITE COUNTERTOPS
• BREAKFAST BAR SEATING

Property features AI

Finance

• HOA & community: HOA: Spectrum; Annual association fee of $384

Exterior

• Parking: No designated parking
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank sewer
• Home design: Residential property; Full ownership; Slab foundation
• Construction: Built in 2023; Cement siding; Composition roof; Slab foundation
• Exterior features: Private yard; Located in a subdivision

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Free-standing range; Microwave; Disposal; Oven; Pantry; Breakfast bar; Kitchen/dining and kitchen/family room combos; Granite counters
• Bedrooms: Primary bedroom on first floor (15x9); Second-floor bedroom (13x10); Second-floor bedroom (11x10)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric); Programmable thermostat; Thermostat energy efficiency feature
• Interior features: Breakfast bar; Granite counters; High ceilings; Kitchen/family room combo; Primary bedroom with private bath; Pantry; Tub/shower; Vanity; Vaulted ceilings; Window treatments; Ceiling fans; Kitchen/dining combo; Living/dining room; Programmable thermostat; Window coverings
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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.
• Montgomery ISD (rural): math 63% / reading 57% proficiency, ranked #49 of 826 in TX (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Stewart Creek El (math 49% / reading 58%, grade C, #686 of 4,322 statewide, top 16%, 738 students, 46% FRL); Montgomery J H (math 68% / reading 54%, grade B+, #145 of 1,662 statewide, top 9%, 1,045 students, 30% FRL); Lake Creek H S (math 53% / reading 68%, grade C+, #268 of 1,632 statewide, top 17%, 1,649 students, 23% FRL).
• Market conditions: Rents flat; 2300 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $1k of loan paydown is wiped out by about $5k 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 32 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.23% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.88%
• DSCR: 1.44
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $201,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16710 E Forrestal	0.11mi	3/2.5	1,360 (0%)	4mo	$169,000	$124	91
16884 Kempwood	0.17mi	3/2.5	1,360 (0%)	3mo	$164,900	$121	90
16362 Eastchase St	0.21mi	3/2.5	1,360 (0%)	8mo	$175,000	$129	84
16774 Meadowcroft	0.20mi	3/3.0	1,423 (+5%)	2mo	$209,900	$148	79
16770 Meadowcroft St	0.19mi	3/3.0	1,423 (+5%)	6mo	$214,900	$151	77
16982 W Lynbrook	0.31mi	3/2.5	1,200 (-12%)	1mo	$174,990	$146	65
119 Delaware Dr	0.47mi	2/1.5 (-1)	1,350 (-1%)	5mo	$189,500	$140	64
16974 W Lynbrook	0.30mi	3/2.0	1,200 (-12%)	3mo	$172,500	$144	62
508 Navajo Dr	0.58mi	2/2.0 (-1)	1,408 (+4%)	1mo	$234,990	$167	59
87 April Wind Dr N	0.53mi	3/2.5	1,500 (+10%)	9mo	$250,000	$167	51
120 Fairway View Ln	0.63mi	3/2.0	1,487 (+9%)	6mo	$274,500	$185	48
119 Fairway View Ln	0.65mi	3/2.0	1,519 (+12%)	7mo	$286,500	$189	42

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 · 0.4% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.84×
• Total profit: $-7,321
• Equity at exit: $23,707

10-year hold

• IRR: 1.7%
• Equity multiple: 1.10×
• Total profit: $4,585
• Equity at exit: $13,747

Cash invested: $44,520 (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 77316

• Home prices YoY: -10.7%
• Rents YoY: 0.4%
• Active inventory: 2300
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,957 high
• Mortgage (P&I): −$834
• Tax from tax record: −$247 /mo · $2,963/yr
• Insurance: −$66
• HOA: −$32
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $367

Break-even live

Break-even rent $1,492

Max offer price $159,000

Occupancy floor 76%

Sensitivity live

Price	-10% $457	-5% $412	+0% $367	+5% $322	+10% $277
Rent	-10% $212	-5% $289	+0% $367	+5% $444	+10% $521
Rate	-1.0pp $447	-0.5pp $407	base $367	+0.5pp $325	+1.0pp $284

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16928 Kempwood Montgomery, TX	3.0	2.0	1100	$1,450	$1.32	45d	1	0.23mi
16913 Glenheath Montgomery, TX	4.0	2.5	1700	$1,571	$0.92	45d	1	0.24mi
16967 W Ivanhoe Montgomery, TX	3.0	2.0	1012	$1,350	$1.33	14d	1	0.29mi
16984 W Juneau Montgomery, TX	3.0	3.0	1530	$2,900	$1.90	45d	1	0.30mi
16915 Balmoral Montgomery, TX	3.0	2.0	1200	$1,200	$1.00	45d	1	0.32mi
15 April Vlg Montgomery, TX	2.0	2.0	1218	$1,650	$1.35	45d	1	0.68mi
1050 S Pine Lake Rd Montgomery, TX	2.0	2.0	1052	$1,845	$1.75	25d	1	0.79mi
298 Capetown Way Unit A Montgomery, TX	2.0	1.5	1100	$1,400	$1.27	45d	1	0.91mi
135 April Point Dr N Montgomery, TX	3.0	3.0	1624	$1,900	$1.17	45d	1	0.95mi
130 April Point Dr N Montgomery, TX	3.0	3.0	1680	$2,250	$1.34	45d	1	0.96mi
124 April Point Dr N Montgomery, TX	4.0	3.0	1624	$2,900	$1.79	45d	1	0.99mi
275 Pine Terrace Dr Unit 5106C Montgomery, TX	3.0	2.5	1773	$2,820	$1.59	45d	1	1.07mi
124 April Point Dr S #124 Montgomery, TX	2.0	1.0	1300	$1,490	$1.15	22d	1	1.09mi
702 Crystal River Rd Montgomery, TX	4.0	2.5	1820	$4,000	$2.20	45d	1	1.16mi
116 Lake View Cir Montgomery, TX	3.0	2.5	1751	$2,250	$1.28	45d	1	1.36mi

HOA detail

• Monthly dues: $32 · $384/yr

Listing history 34 events

1. 2026-06-21
   days on market $159,000 Active 32 DOM
2. 2026-06-18
   days on market $159,000 Active 29 DOM
3. 2026-06-17
   days on market $159,000 Active 28 DOM
4. 2026-06-16
   days on market $159,000 Active 27 DOM
5. 2026-06-15
   days on market $159,000 Active 26 DOM
6. 2026-06-13
   days on market $159,000 Active 24 DOM
7. 2026-06-13
   days on market $159,000 Active 23 DOM
8. 2026-06-09
   days on market $159,000 Active 20 DOM
9. 2026-06-08
   days on market $159,000 Active 19 DOM
10. 2026-06-07
    days on market $159,000 Active 18 DOM
11. 2026-06-04
    days on market $159,000 Active 15 DOM
12. 2026-06-03
    days on market $159,000 Active 14 DOM
13. 2026-06-02
    days on market $159,000 Active 13 DOM
14. 2026-06-01
    days on market $159,000 Active 12 DOM
15. 2026-05-31
    days on market $159,000 Active 11 DOM
16. 2026-05-05
    historical
17. 2026-04-22
    listed $169,900 Active
18. 2026-04-22
    historical
19. 2026-04-17
    price $169,900
20. 2026-03-27
    price $174,900
21. 2026-02-27
    listed $179,900 Active
22. 2026-01-28
    historical $1,495
23. 2025-12-16
    listed $1,495
24. 2025-12-08
    historical $1,495
25. 2025-10-24
    listed $1,495
26. 2025-10-19
    historical
27. 2025-10-19
    historical $1,475
28. 2025-08-25
    price $1,475
29. 2025-07-30
    historical $1,595
30. 2025-07-22
    listed $1,595
31. 2025-07-17
    listed $1,195
32. 2025-07-11
    price $170,000
33. 2025-06-08
    listed $180,000 Active
34. 2025-06-08
    historical

ⓘ 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: $2,963 · $247/mo
• Projected year-2 tax: $2,963 · $247/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 24 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: $23,478
• − Mortgage interest: −$8,906
• − Property taxes: −$2,963
• − Insurance: −$795
• − Repairs & maintenance: −$1,878
• − Management: −$1,878
• − HOA: −$384
• − Depreciation: −$4,625
• Taxable income: $2,048
• Est. tax owed @ 24.0%: −$492
• After-tax cash flow: $3,909/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: Montgomery ISD
• NCES district ID: 4831260
• Math proficiency: 63% ▼ -3.00%
• Reading proficiency: 57% ▼ -3.00%
• Median HH income: $75,596
• Composite: 53.55/100
• National rank: #1445
• State rank: #49 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

• County: Montgomery County · 663,713 people
• City population: 205,417
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 34,694
• Household income: $124,055
• Rent vs Own: 10.9% rent · 89.1% own
• Severe rent burden: 273.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 14% Two or more races 11% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 6% Slovak 3% Romanian 3%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 8%

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: ▼ -31.44%
• Current HPI: 262.6973
• Rent YoY: ▲ 0.40%
• 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

-11.7% since first listed

20 events — show timeline

• 2026-05-20 Listed $159,000 HARMLS
• 2026-05-05 Listing Removed — HARMLS
• 2026-04-22 Listing Removed — HARMLS
• 2026-04-22 Listed $169,900 HARMLS
• 2026-04-17 Price Changed $169,900 HARMLS
• 2026-03-27 Price Changed $174,900 HARMLS
• 2026-02-27 Listed $179,900 HARMLS
• 2026-01-28 Rental Removed $1,495 HARMLS
• 2025-12-16 Listed for Rent $1,495 HARMLS
• 2025-12-08 Rental Removed $1,495 HARMLS
• 2025-10-24 Listed for Rent $1,495 HARMLS
• 2025-10-19 Listing Removed — HARMLS
• 2025-10-19 Rental Removed $1,475 HARMLS
• 2025-08-25 Price Changed $1,475 HARMLS
• 2025-07-30 Rental Removed $1,595 SHOWMOJO
• 2025-07-22 Listed for Rent $1,595 HARMLS
• 2025-07-17 Listed for Rent $1,195 SHOWMOJO
• 2025-07-11 Price Changed $170,000 HARMLS
• 2025-06-08 Listed $180,000 HARMLS
• 2025-06-08 Coming Soon — HARMLS

Property tax history

+69.2%/yr

Latest (2025): $2,963 · -0.7% YoY. Source: county tax records.