The Mockingbird II Plan · Conroe, TX 77316

$252,990

4 bd · 2.0 ba · 1,689 sqft · SingleFamily · 61 Days on market

Good condition

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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).

• Cash flow +13.0/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Condition / age +4.0/5.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks

The Mockingbird II displays an excellent use of space and packs a lot of home into its smartly designed single-story layout. A covered front porch leads into the foyer with access to the mud room off the garage. A dining area connects the expansive family room and kitchen at the rear of the home. The primary bedroom and bathroom are separate from the three secondary bedrooms, which share a bathroom and laundry room at the back of the home. A covered rear patio makes for the perfect outdoor entertainment area with options to expand the patio for even more space.

Key facts

• Covered front porch
• Covered rear patio
• Dining area

Tags

• COVERED FRONT PORCH
• MUD ROOM
• DINING AREA
• EXPANSIVE FAMILY ROOM
• COVERED REAR PATIO
• OUTDOOR ENTERTAINMENT AREA

Property features AI

Finance

• Financial info: List price $252,990

Exterior

• Parking: 2-car garage / 2 total parking spaces
• Home design: Single-family plan (The Mockingbird II); Living area approximately 1689
• Exterior features: Located on Keenan Cut Off Rd, Montgomery TX

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan home (The Mockingbird II)

🏗️ New construction. The $252,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $252,699.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $253k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-15 ($-179/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (13.4% below list).
• Recommended offer: $219k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Lone Star El (math 57% / reading 61%, grade B-, #455 of 4,322 statewide, top 11%, 766 students, 16% FRL); Montgomery J H (math 68% / reading 54%, grade B+, #145 of 1,662 statewide, top 9%, 1,045 students, 30% FRL); Montgomery H S (math 53% / reading 62%, grade C, #327 of 1,632 statewide, top 20%, 1,556 students, 25% FRL) — zoned schools at 24% FRL track the district average.
• Market conditions: Rents flat; 2300 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

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 61 days — a 6% lower offer ($238k) 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,163 (13.4% 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 61 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: 0.87% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.25%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (median comp): $252,699
• List price: $252,990
• Delta: 0.12%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.4% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.33×
• Total profit: $-47,456
• Equity at exit: $37,678

10-year hold

• IRR: -19.2%
• Equity multiple: 0.09×
• Total profit: $-64,184
• Equity at exit: $21,849

Cash invested: $70,756 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,192 medium
• Mortgage (P&I): −$1,325
• Tax est. 1.5%: −$316 /mo · $3,790/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-15

Break-even live

Break-even rent $2,211

Max offer price $250,535

Occupancy floor 96%

Sensitivity live

Price	-10% $160	-5% $72	+0% $-15	+5% $-102	+10% $-190
Rent	-10% $-188	-5% $-102	+0% $-15	+5% $72	+10% $158
Rate	-1.0pp $112	-0.5pp $49	base $-15	+0.5pp $-80	+1.0pp $-147

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: $63,175
• Closing costs: $7,581
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $252,990 Active 61 DOM
2. 2026-06-18
   days on market $252,990 Active 58 DOM
3. 2026-06-17
   days on market $252,990 Active 57 DOM
4. 2026-06-16
   days on market $252,990 Active 56 DOM
5. 2026-06-15
   days on market $252,990 Active 55 DOM
6. 2026-06-13
   days on market $252,990 Active 53 DOM
7. 2026-06-13
   days on market $252,990 Active 52 DOM
8. 2026-06-09
   days on market $252,990 Active 49 DOM
9. 2026-06-08
   days on market $252,990 Active 48 DOM
10. 2026-06-07
    days on market $252,990 Active 47 DOM
11. 2026-06-04
    days on market $252,990 Active 44 DOM
12. 2026-06-03
    days on market $252,990 Active 43 DOM
13. 2026-06-02
    days on market $252,990 Active 42 DOM
14. 2026-06-01
    days on market $252,990 Active 41 DOM
15. 2026-05-31
    days on market $252,990 Active 40 DOM
16. 2026-04-21
    listed $252,990 Active 567-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 25 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,300
• − Mortgage interest: −$14,155
• − Property taxes: −$3,790
• − Insurance: −$1,263
• − Repairs & maintenance: −$2,104
• − Management: −$2,104
• − Depreciation: −$7,351
• Taxable loss: −$4,469
• Est. tax savings @ 24.0%: +$1,072
• After-tax cash flow: $893/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

Good 80/100 Cosmetic rehab

The home is in good condition with no visible major repairs needed. It has a good exterior, interior, and landscaping, making it a good candidate for cosmetic updates to increase its value.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and increase the home's value.
• Both Landscaping improvements — Well-maintained landscaping can increase the home's curb appeal and attract more potential buyers.
• Both Interior touch-ups — Fresh paint and minor touch-ups can refresh the interior and make it more appealing to potential buyers.
• Rental HVAC maintenance — A well-maintained HVAC system can attract more renters and reduce utility costs.
• Resale Kitchen and bathroom updates — Updating the kitchen and bathrooms can increase the home's appeal and value for potential buyers.
• Both Landscaping and curb appeal — A well-maintained exterior can increase the home's curb appeal and attract more potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and increase the home's value. ↑
• Both Landscaping improvements — Well-maintained landscaping can increase the home's curb appeal and attract more potential buyers. ↑
• Both Interior touch-ups — Fresh paint and minor touch-ups can refresh the interior and make it more appealing to potential buyers. ↑
• Rental HVAC maintenance — A well-maintained HVAC system can attract more renters and reduce utility costs. ↑
• Resale Kitchen and bathroom updates — Updating the kitchen and bathrooms can increase the home's appeal and value for potential buyers. ↑
• Both Landscaping and curb appeal — A well-maintained exterior can increase the home's curb appeal and attract more potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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: 32,847
• 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