Plan 1780 Plan · Conroe, TX 77304

$228,995

3 bd · 2.5 ba · 1,780 sqft · SingleFamily · 135 Days on market

Good condition ↓ 8% since listing

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Why this score? — see what drove the F 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 +7.6/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +2.2/10.0
• Rent growth +2.1/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* Stainless steel appliances with 2-yr.

Key facts

• 2 garage spots
• Listed 134 days

🏗️ New construction. The $228,995 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $276,599.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $229k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-329 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (12.5% below list).
• Recommended offer: $200k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.4% 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.
• Willis ISD (rural): math 33% / reading 40% proficiency, ranked #458 of 826 in TX (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Turner El (math 55% / reading 53%, grade C, #664 of 4,322 statewide, top 16%, 424 students, 66% FRL); Robert P Brabham Middle (math 33% / reading 41%, grade F, #756 of 1,662 statewide, top 47%, 1,117 students, 52% FRL); Willis H S (math 19% / reading 46%, grade F, #1,029 of 1,632 statewide, top 64%, 2,521 students, 57% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: Rents soft (-1.6%/yr); 953 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).

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 135 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Recommended offer $200,267 (12.5% 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 135 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: 0.72% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.10%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

• ARV (median comp): $276,599
• List price: $228,995
• Delta: -17.93%
• 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
7054 Lauren Oak Dr	0.66mi	3/2.0	1,888 (+6%)	4mo	$295,000	$156	53
6650 Lahna Oak Dr	0.47mi	4/2.5 (+1)	1,986 (+12%)	2mo	$324,790	$164	52
6618 Lahna Oak	0.48mi	3/2.0	1,562 (-12%)	4mo	$276,840	$177	52
6638 Lahna Oak	0.47mi	4/2.0 (+1)	1,565 (-12%)	2mo	$268,040	$171	49
6630 Lahna Oak	0.47mi	4/2.0 (+1)	1,565 (-12%)	4mo	$280,990	$180	47
6646 Lahna Oak Dr	0.47mi	4/2.0 (+1)	1,565 (-12%)	4mo	$260,990	$167	47
6622 Lahna Oak	0.47mi	4/2.0 (+1)	1,565 (-12%)	4mo	$279,040	$178	47
6812 Hart Oak Ct	0.49mi	4/2.5 (+1)	1,986 (+12%)	8mo	$304,640	$153	46
1713 Cayden Oak Ln	0.56mi	4/2.0 (+1)	1,565 (-12%)	1mo	$258,000	$165	46
6809 Hart Oak Ct	0.50mi	4/2.0 (+1)	1,565 (-12%)	7mo	$266,040	$170	44
1912 Velvet Oak Ln	0.65mi	3/2.0	1,562 (-12%)	8mo	$266,790	$171	41
1643 Shae Oak Ln	0.59mi	4/2.0 (+1)	1,565 (-12%)	6mo	$266,090	$170	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -28.4%
• Equity multiple: 0.07×
• Total profit: $-71,640
• Equity at exit: $41,242

10-year hold

• IRR: -44.6%
• Equity multiple: -0.45×
• Total profit: $-111,956
• Equity at exit: $23,915

Cash invested: $77,448 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 28 active · 12 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $259,000 ($146/sqft)
• Median days on market: 100 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +6.4% vs current asking $/sqft

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

ZIP-level market 77304

• Home prices YoY: -29.3%
• Rents YoY: -1.6%
• Active inventory: 953
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,003 high
• Mortgage (P&I): −$1,451
• Tax est. 1.5%: −$346 /mo · $4,149/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-329

Break-even live

Break-even rent $2,420

Max offer price $228,934

Occupancy floor —

Sensitivity live

Price	-10% $-138	-5% $-234	+0% $-329	+5% $-425	+10% $-521
Rent	-10% $-488	-5% $-409	+0% $-329	+5% $-250	+10% $-171
Rate	-1.0pp $-190	-0.5pp $-259	base $-329	+0.5pp $-401	+1.0pp $-474

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: $69,150
• Closing costs: $8,298
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1510 League Line Rd Conroe, TX	1.0–3.0	1.0–2.0	1089	$2,302	$2.11	0d	17	0.69mi
4329 McGregor Bluff Ln Conroe, TX	4.0	2.5	2125	$1,950	$0.92	12d	1	0.75mi
1560 League Line Rd Unit 3174 Conroe, TX	3.0	2.0	1442	$2,145	$1.49	59d	1	0.78mi
1560 League Line Rd Unit 510 Conroe, TX	3.0	2.0	1442	$2,121	$1.47	33d	1	0.78mi
1560 League Line Rd Unit 306 Conroe, TX	3.0	2.0	1442	$2,121	$1.47	32d	1	0.78mi
1560 League Line Rd Unit 306 Conroe, TX	3.0	2.0	1442	$2,105	$1.46	0d	1	0.78mi
1560 League Line Rd Unit 3174 Conroe, TX	3.0	2.0	1442	$2,156	$1.50	23d	1	0.78mi
1560 League Line Rd Unit 1593 Conroe, TX	3.0	2.0	1442	$2,105	$1.46	23d	1	0.78mi
1560 League Line Rd Unit 3228 Conroe, TX	3.0	2.0	1442	$2,151	$1.49	1d	1	0.78mi
7155 Blue Oak Dr Conroe, TX	3.0	2.0	1287	$1,850	$1.44	41d	1	0.81mi
1864 Canyon Live Oak St Conroe, TX	4.0	3.0	2267	$2,550	$1.12	7d	1	0.84mi
800 N Farm to Market 3083 Rd W Unit 3228 Conroe, TX	3.0	2.0	1281	$1,867	$1.46	1d	1	0.96mi
800 N Farm to Market 3083 Rd W Unit 313 Conroe, TX	3.0	2.0	1281	$1,951	$1.52	3d	1	0.96mi
800 N Farm to Market 3083 Rd W Unit 306 Conroe, TX	3.0	2.0	1281	$1,821	$1.42	0d	1	0.96mi
800 N Farm to Market 3083 Rd W Unit 833 Conroe, TX	3.0	2.0	1281	$2,197	$1.72	93d	1	0.96mi
800 N Farm to Market 3083 Rd W Unit 3174 Conroe, TX	3.0	2.0	1281	$1,935	$1.51	23d	1	0.96mi
800 N Farm to Market 3083 Rd W Unit 306 Conroe, TX	3.0	2.0	1281	$1,951	$1.52	32d	1	0.96mi
1520 Sunset Ridge Dr Conroe, TX	4.0	2.0	1607	$1,600	$1.00	70d	1	1.04mi
2342 Sugar Crest Dr Conroe, TX	4.0	2.0	2077	$2,061	$0.99	56d	1	1.06mi
2507 N Frazier St Unit 122528 Conroe, TX	2.0	2.0	1326	$1,252	$0.94	93d	1	1.08mi
4513 Upland Circle Dr Conroe, TX	4.0	2.5	2587	$1,950	$0.75	73d	1	1.09mi
309 Woodland Hills Dr Conroe, TX	3.0	2.0	1248	$1,549	$1.24	93d	1	1.13mi
295 Cypress Dr Conroe, TX	3.0	2.5	2117	$1,871	$0.88	62d	1	1.18mi
38 Parsons Vly Conroe, TX	3.0	2.0	1400	$1,500	$1.07	2d	1	1.24mi
2502 N Yorkchase Ln Conroe, TX	4.0	2.0	2591	$2,500	$0.96	68d	1	1.26mi
167 Thunderbird Dr Conroe, TX	3.0	2.0	1440	$3,350	$2.33	19d	1	1.29mi
2400 Montgomery Park Blvd Conroe, TX	1.0–3.0	1.0–2.0	1327	$2,749	$2.07	0d	30	1.38mi

Listing history 50 events

1. 2026-08-08
   days on market $228,995 Active 135 DOM
2. 2026-08-06
   days on market $228,995 Active 133 DOM
3. 2026-08-05
   days on market $228,995 Active 132 DOM
4. 2026-08-04
   days on market $228,995 Active 131 DOM
5. 2026-08-03
   pricedays on market $228,995 Active 130 DOM
6. 2026-07-31
   days on market $226,995 Active 127 DOM
7. 2026-07-30
   days on market $226,995 Active 125 DOM
8. 2026-07-28
   days on market $226,995 Active 124 DOM
9. 2026-07-26
   days on market $226,995 Active 122 DOM
10. 2026-07-24
    days on market $226,995 Active 120 DOM
11. 2026-07-23
    days on market $226,995 Active 119 DOM
12. 2026-07-22
    days on market $226,995 Active 118 DOM
13. 2026-07-21
    days on market $226,995 Active 117 DOM
14. 2026-07-20
    days on market $226,995 Active 116 DOM
15. 2026-07-18
    days on market $226,995 Active 114 DOM
16. 2026-07-18
    days on market $226,995 Active 113 DOM
17. 2026-07-16
    days on market $226,995 Active 112 DOM
18. 2026-07-15
    days on market $226,995 Active 111 DOM
19. 2026-07-14
    days on market $226,995 Active 110 DOM
20. 2026-07-13
    days on market $226,995 Active 109 DOM
21. 2026-07-13
    days on market $226,995 Active 108 DOM
22. 2026-07-11
    days on market $226,995 Active 107 DOM
23. 2026-07-10
    days on market $226,995 Active 106 DOM
24. 2026-07-09
    days on market $226,995 Active 105 DOM
25. 2026-07-07
    days on market $226,995 Active 103 DOM
26. 2026-07-06
    days on market $226,995 Active 102 DOM
27. 2026-07-06
    days on market $226,995 Active 101 DOM
28. 2026-07-05
    days on market $226,995 Active 100 DOM
29. 2026-07-03
    days on market $226,995 Active 99 DOM
30. 2026-07-02
    days on market $226,995 Active 98 DOM
31. 2026-07-01
    days on market $226,995 Active 97 DOM
32. 2026-06-30
    days on market $226,995 Active 96 DOM
33. 2026-06-29
    days on market $226,995 Active 95 DOM
34. 2026-06-28
    days on market $226,995 Active 94 DOM
35. 2026-06-27
    days on market $226,995 Active 93 DOM
36. 2026-06-26
    pricedays on market $226,995 Active 92 DOM
37. 2026-06-24
    days on market $223,995 Active 90 DOM
38. 2026-06-22
    days on market $223,995 Active 88 DOM
39. 2026-06-21
    days on market $223,995 Active 87 DOM
40. 2026-06-18
    days on market $223,995 Active 84 DOM
41. 2026-06-17
    days on market $223,995 Active 83 DOM
42. 2026-06-16
    days on market $223,995 Active 82 DOM
43. 2026-06-15
    days on market $223,995 Active 81 DOM
44. 2026-06-13
    days on market $223,995 Active 79 DOM
45. 2026-06-09
    days on market $223,995 Active 75 DOM
46. 2026-06-08
    days on market $223,995 Active 74 DOM
47. 2026-06-07
    days on market $223,995 Active 73 DOM
48. 2026-06-04
    days on market $223,995 Active 70 DOM
49. 2026-06-03
    days on market $223,995 Active 69 DOM
50. 2026-06-02
    days on market $223,995 Active 68 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: $24,032
• − Mortgage interest: −$15,494
• − Property taxes: −$4,149
• − Insurance: −$1,383
• − Repairs & maintenance: −$1,923
• − Management: −$1,923
• − Depreciation: −$8,047
• Taxable loss: −$8,885
• Est. tax savings @ 24.0%: +$2,132
• After-tax cash flow: $-1,820/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 · 12 photos

Good 80/100 None rehab

This single-family home in Conroe, TX, is in excellent condition with modern amenities and a great location. It's move-in ready and offers a high ROI with updates that can further enhance its value.

Value-add opportunities

• Both Playground and parks — Improves quality of life and attracts families. ↑
• Both Smart home features — Enhances convenience and energy efficiency. ↑
• Both Landscaping improvements — Enhances curb appeal and property value. ↑
• Resale Kitchen backsplash upgrade — Modernizes kitchen and adds value. ↑
• Resale Primary suite closet organization — Enhances functionality and appeal. ↑

F Composite school gradezoned avg 41/100

Zoned Schools

Elementary Turner El C TX #664/4,322 Nat'l #10,700/41,679 Middle Robert P Brabham Middle F TX #756/1,662 Nat'l #6,830/14,009 High Willis H S F TX #1,029/1,632 Nat'l #10,333/17,239

Schools (NCES district)

• District: Willis ISD
• NCES district ID: 4845900
• Math proficiency: 33% ▼ -15.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $57,828
• Composite: 32.32/100
• National rank: #5746
• State rank: #458 of 826 in TX

B Composite livability gradescore 74/100

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

• Census place: Conroe, TX
• County: Montgomery County · 713,896 people
• City population: 205,417
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 44,225
• Household income: $80,425
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 18% 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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 16% Black 11% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 4% Italian 2% Romanian 2%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 10% Other Indo-European 1% Tagalog/Filipino 1%

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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: ▼ -87.02%
• Current HPI: 209.516
• Rent YoY: ▼ -1.65%
• 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

-7.9% since first listed

3 events — show timeline

• 2026-05-01 Price Changed $231,995 Zillow
• 2026-04-07 Price Changed $241,995 Zillow
• 2026-03-27 Listed $251,995 Zillow