Ramsey Plan · Splendora, TX 77372

$239,990

4 bd · 2.0 ba · 1,720 sqft · SingleFamily · 237 Days on market

Excellent 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 +11.7/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +1.8/10.0

Listing remarks MLS

This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

Key facts

• Intimate dining area
• Walk-in closet
• Single-story design

Tags

• SINGLE-STORY DESIGN
• PENINSULA-STYLE KITCHEN
• INTIMATE DINING AREA
• OWNER'S SUITE
• WALK-IN CLOSET

🏗️ New construction. The $239,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $266,831.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-79 ($-952/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (6.9% below list).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#911 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Splendora ISD (rural): math 25% / reading 31% proficiency, ranked #648 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Piney Woods El (math 23% / reading 28%, grade F, #2,982 of 4,322 statewide, top 70%, 534 students, 55% FRL); Splendora J H (math 28% / reading 42%, grade F, #842 of 1,662 statewide, top 51%, 774 students, 62% FRL); Splendora H S (math 18% / reading 38%, grade F, #1,170 of 1,632 statewide, top 72%, 1,344 students, 59% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: 845 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 77d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).
• This rent runs 34% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 237 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

Recommended offer $211,191 (12.0% 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 237 days. Have you received any prior offers? Is the seller open to a 12% 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 F-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: 0.84% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.27%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (median comp): $266,831
• List price: $239,990
• Delta: -10.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21219 Serene Meadow Dr	0.02mi	4/2.0	1,656 (-4%)	0mo	$203,990	$123	93
21211 Serene Meadow Dr	0.02mi	4/2.0	1,656 (-4%)	1mo	$204,990	$124	92
16879 Buckwood Trl	0.30mi	3/2.0 (-1)	1,717 (-0%)	1mo	$232,991	$136	80
16620 Treasure Creek Ln	0.31mi	4/2.0	1,760 (+2%)	3mo	$236,990	$135	80
16546 Timberwolf Trl	0.31mi	4/3.0	1,868 (+9%)	2mo	$263,990	$141	65
16554 Timberwolf Trl	0.30mi	3/2.0 (-1)	1,572 (-9%)	3mo	$248,990	$158	64
21626 Jasmine Star Dr	0.66mi	4/2.0	1,689 (-2%)	3mo	$249,990	$148	64
16523 Ithaca Pheasant Dr	0.30mi	4/2.5	1,968 (+14%)	3mo	$242,990	$123	57
16503 Ithaca Pheasant Dr	0.44mi	3/2.0 (-1)	1,522 (-12%)	3mo	$213,990	$141	53
14322 Moonflower Dr	0.61mi	3/2.0 (-1)	1,573 (-8%)	3mo	$264,990	$168	50
21714 Piper Betel Rd	0.57mi	3/2.0 (-1)	1,476 (-14%)	1mo	$239,990	$163	44
14278 Moonflower Dr	0.67mi	3/2.0 (-1)	1,489 (-13%)	3mo	$263,590	$177	39

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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-48,257
• Equity at exit: $39,785

10-year hold

• IRR: -10.7%
• Equity multiple: 0.35×
• Total profit: $-48,390
• Equity at exit: $23,071

Cash invested: $74,713 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 199 active · 113 under contract
• Months of supply: 17.3 mo (6%/mo absorbed)
• Median asking: $248,990 ($142/sqft)
• Median days on market: 81 d
• This list price: 42% of active listings are priced below it
• ARV vs active asking: +9.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77372

• Home prices YoY: -2.1%
• Active inventory: 845
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,234 high
• Mortgage (P&I): −$1,399
• Tax est. 1.5%: −$334 /mo · $4,002/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-79

Break-even live

Break-even rent $2,334

Max offer price $255,353

Occupancy floor 99%

Sensitivity live

Price	-10% $105	-5% $13	+0% $-79	+5% $-172	+10% $-264
Rent	-10% $-256	-5% $-168	+0% $-79	+5% $9	+10% $97
Rate	-1.0pp $55	-0.5pp $-11	base $-79	+0.5pp $-148	+1.0pp $-219

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: $66,708
• Closing costs: $8,005
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21655 Cottage Ln New Caney, TX	4.0	2.5	2095	$2,900	$1.38	41d	1	0.42mi
21501 Rustic Elm Dr New Caney, TX	4.0	2.0	1774	$1,825	$1.03	76d	1	0.43mi
21500 Rustic Elm Dr New Caney, TX	4.0	3.0	2173	$1,925	$0.89	74d	1	0.45mi
15019 Ashton Meadows Dr New Caney, TX	3.0	2.0	1501	$1,790	$1.19	165d	1	0.49mi
15127 Willow Tree Ln New Caney, TX	3.0	2.0	1760	$2,200	$1.25	90d	1	0.71mi
15171 Willow Tree Ln New Caney, TX	3.0	2.0	1545	$1,650	$1.07	107d	1	0.72mi
14939 Cypress Hollow Dr New Caney, TX	3.0	2.0	1451	$1,625	$1.12	3d	1	0.92mi
14255 Timber Fields Way Splendora, TX	3.0–4.0	2.0–2.5	1797	$2,195	$1.22	7d	55	0.97mi

Listing history 50 events

1. 2026-11-08
   days on market $239,990 Active 237 DOM
2. 2026-11-07
   days on market $239,990 Active 236 DOM
3. 2026-11-06
   days on market $239,990 Active 235 DOM
4. 2026-11-05
   days on market $239,990 Active 234 DOM
5. 2026-11-04
   days on market $239,990 Active 233 DOM
6. 2026-11-02
   days on market $239,990 Active 231 DOM
7. 2026-11-01
   days on market $239,990 Active 230 DOM
8. 2026-10-31
   days on market $239,990 Active 229 DOM
9. 2026-10-30
   days on market $239,990 Active 228 DOM
10. 2026-10-29
    days on market $239,990 Active 227 DOM
11. 2026-10-28
    days on market $239,990 Active 226 DOM
12. 2026-10-27
    days on market $239,990 Active 225 DOM
13. 2026-10-26
    days on market $239,990 Active 224 DOM
14. 2026-10-26
    days on market $239,990 Active 223 DOM
15. 2026-10-24
    days on market $239,990 Active 222 DOM
16. 2026-10-23
    days on market $239,990 Active 221 DOM
17. 2026-10-22
    days on market $239,990 Active 220 DOM
18. 2026-10-21
    days on market $239,990 Active 219 DOM
19. 2026-10-20
    days on market $239,990 Active 218 DOM
20. 2026-10-19
    days on market $239,990 Active 217 DOM
21. 2026-10-18
    days on market $239,990 Active 216 DOM
22. 2026-10-17
    days on market $239,990 Active 215 DOM
23. 2026-10-16
    days on market $239,990 Active 214 DOM
24. 2026-10-15
    days on market $239,990 Active 213 DOM
25. 2026-10-14
    days on market $239,990 Active 212 DOM
26. 2026-10-13
    days on market $239,990 Active 211 DOM
27. 2026-10-12
    days on market $239,990 Active 210 DOM
28. 2026-10-11
    days on market $239,990 Active 209 DOM
29. 2026-10-10
    days on market $239,990 Active 208 DOM
30. 2026-10-09
    days on market $239,990 Active 207 DOM
31. 2026-10-08
    days on market $239,990 Active 206 DOM
32. 2026-10-07
    days on market $239,990 Active 205 DOM
33. 2026-10-06
    days on market $239,990 Active 204 DOM
34. 2026-10-05
    days on market $239,990 Active 203 DOM
35. 2026-10-04
    days on market $239,990 Active 202 DOM
36. 2026-10-03
    days on market $239,990 Active 201 DOM
37. 2026-10-02
    days on market $239,990 Active 200 DOM
38. 2026-10-01
    days on market $239,990 Active 199 DOM
39. 2026-09-30
    days on market $239,990 Active 198 DOM
40. 2026-09-29
    days on market $239,990 Active 197 DOM
41. 2026-09-27
    days on market $239,990 Active 195 DOM
42. 2026-09-26
    days on market $239,990 Active 194 DOM
43. 2026-09-25
    days on market $239,990 Active 193 DOM
44. 2026-09-24
    days on market $239,990 Active 192 DOM
45. 2026-09-23
    days on market $239,990 Active 191 DOM
46. 2026-09-22
    days on market $239,990 Active 190 DOM
47. 2026-09-21
    days on market $239,990 Active 189 DOM
48. 2026-09-20
    days on market $239,990 Active 188 DOM
49. 2026-09-19
    days on market $239,990 Active 187 DOM
50. 2026-09-18
    days on market $239,990 Active 186 DOM

ⓘ 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: $26,805
• − Mortgage interest: −$14,947
• − Property taxes: −$4,002
• − Insurance: −$1,334
• − Repairs & maintenance: −$2,144
• − Management: −$2,144
• − Depreciation: −$7,762
• Taxable loss: −$5,529
• Est. tax savings @ 24.0%: +$1,327
• After-tax cash flow: $375/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 · 3 photos

Excellent 100/100 None rehab

This single-story home is in excellent condition with modern features and a well-maintained exterior. Minor updates to landscaping and interior paint can further enhance its appeal.

Value-add opportunities

• Both Landscaping enhancement — Enhances curb appeal and adds value ↑
• Both Interior paint touch-up — Fresh paint can make a home look more inviting ↑
• Resale Kitchen backsplash — A backsplash can add visual interest and functionality ↑

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Piney Woods El F TX #2,982/4,322 Nat'l #29,743/41,679 Middle Splendora J H F TX #842/1,662 Nat'l #7,460/14,009 High Splendora H S F TX #1,170/1,632 Nat'l #11,740/17,239

Schools (NCES district)

• District: Splendora ISD
• NCES district ID: 4841070
• Math proficiency: 25% ▼ -8.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $54,166
• Composite: 24.92/100
• National rank: #7572
• State rank: #648 of 826 in TX

C Composite livability gradescore 62/100

Livability — Splendora

• Score: 62/100
• State rank: #911
• US rank: #16335

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment C+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 713,896 people
• City population: 14,367
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 14,367
• Household income: $79,085
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 36% Two or more races 9% Native American 1%
• Hispanic origin (detail): Mexican 32%
• Languages at home: 71% English-only · Spanish 28%

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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: ▼ -6.47%
• Current HPI: 306.9962
• Rent YoY: —
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

1 event — show timeline

• 2026-03-16 Listed $267,990 Zillow