731 Magnolia Point Dr · Houston, TX 77336

$299,000

3 bd · 2.5 ba · 1,787 sqft · Land · 9 Days on market

Built 2025 3,537 sqft lot

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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).

• ARV discount +7.5/15.0
• Cash flow +5.2/30.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• Appreciation +0.7/10.0
• DSCR +0.0/10.0

Listing remarks

Please contact me for builder specials!!!! Home NOT in a flood zone! Tucked away in a peaceful wooded setting this stunning two story contemporary home is the perfect escape for those seeking privacy, comfort, and a connection to nature. Surrounded by towering trees and serene forest views. Inside you’re welcomed by soaring 10-foot ceilings and an open-concept layout that feels both spacious and inviting. Thoughtful design touches and classic finishes add timeless character while the beautiful kitchen complete with a large central island makes everyday living and entertaining effortless. Step outside to the covered patio where you can enjoy peaceful mornings, cozy evenings in the hear

Key facts

• Covered patio
• Large central island
• Serene forest views

Tags

• PEACEFUL WOODED SETTING
• SERENE FOREST VIEWS
• OPEN-CONCEPT LAYOUT
• LARGE CENTRAL ISLAND
• COVERED PATIO
• OVERSIZED WINDOWS

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water
• Home design: Residential property; New construction (2025); Slab foundation; Composition roof
• Construction: Brick construction; Built by Casamea Builders LLC
• Exterior features: Covered patio; Patio; Covered deck

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Gas range; Pantry; Quartz counters
• Bedrooms: Primary bedroom on second level (14 x 14); Bedroom on second level (12 x 9); Bedroom on second level (12.5 x 12)
• Flooring: Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Propane heating; Central electric air conditioning
• Interior features: Double vanity; Pantry; Quartz counters; Soaking tub; Separate shower; 6 total rooms
• Laundry & utility: Washer hookup; Gas dryer hookup

🏗️ New construction. The $299,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $326,371.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $299k.

Deal economics

• At list price, monthly cash flow is $-742 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (26.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (35.9% below list).
• Recommended offer: $192k (35.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#184 in TX, #4,771 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime F.
• Huffman ISD (rural): math 32% / reading 35% proficiency, ranked #500 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Huffman Middle (math 36% / reading 32%, grade F, #892 of 1,662 statewide, top 55%, 907 students, 42% FRL); Hargrave H S (math 31% / reading 46%, grade F, #866 of 1,632 statewide, top 54%, 1,125 students, 36% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: 587 active listings in the ZIP; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 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 $10k of value loss. Plan a longer hold.
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 5y ago 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 $191,635 (35.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
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: 0.59% ✗
• Cap rate: 3.57%
• Cash-on-cash: -9.74%
• DSCR: 0.57
• GRM: 14.2

CMA / ARV

• ARV (median comp): $326,371
• List price: $299,000
• Delta: -14.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -33.7%
• Equity multiple: -0.10×
• Total profit: $-100,088
• Equity at exit: $48,663

10-year hold

• IRR: -41.9%
• Equity multiple: -0.62×
• Total profit: $-147,854
• Equity at exit: $28,219

Cash invested: $91,384 (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 77336

• Home prices YoY: -1.8%
• Active inventory: 587
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,916 medium
• Mortgage (P&I): −$1,712
• Tax est. 1.5%: −$408 /mo · $4,896/yr
• Insurance: −$136
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-742

Break-even live

Break-even rent $2,855

Max offer price $219,066

Occupancy floor —

Sensitivity live

Price	-10% $-516	-5% $-629	+0% $-742	+5% $-854	+10% $-967
Rent	-10% $-893	-5% $-817	+0% $-742	+5% $-666	+10% $-590
Rate	-1.0pp $-577	-0.5pp $-659	base $-742	+0.5pp $-826	+1.0pp $-912

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: $81,593
• Closing costs: $9,791
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $299,000 Active 9 DOM
2. 2026-06-18
   days on market $299,000 Active 6 DOM
3. 2026-06-17
   days on market $299,000 Active 5 DOM
4. 2026-06-16
   days on market $299,000 Active 4 DOM
5. 2026-06-15
   days on market $299,000 Active 3 DOM
6. 2026-06-13
   pricedays on marketlisting id $299,000 Active 1 DOM
7. 2026-06-09
   days on market $279,900 Active 57 DOM
8. 2026-06-08
   days on market $279,900 Active 56 DOM
9. 2026-06-07
   days on market $279,900 Active 55 DOM
10. 2026-06-04
    days on market $279,900 Active 52 DOM
11. 2026-06-03
    days on market $279,900 Active 51 DOM
12. 2026-06-02
    days on market $279,900 Active 50 DOM
13. 2026-06-01
    days on market $279,900 Active 49 DOM
14. 2026-05-31
    days on market $279,900 Active 48 DOM
15. 2026-04-13
    listed $279,900 Active 992-char remark
16. 2026-04-13
    historical
17. 2026-03-20
    listed $279,900 Active
18. 2026-03-20
    historical
19. 2026-01-16
    listed $279,900 Active
20. 2026-01-16
    historical
21. 2025-11-21
    listed $279,900 Active
22. 2025-11-21
    historical
23. 2025-09-12
    listed $279,900 Active
24. 2023-05-11
    soldstatus
25. 2022-01-14
    soldstatus Sold
26. 2022-01-02
    status Pending
27. 2021-12-24
    status Option Pending
28. 2021-12-04
    price $19,999
29. 2021-11-25
    price $24,999
30. 2021-11-14
    price $24,900
31. 2021-11-08
    listed $29,900 Active
32. 2020-12-01
    soldstatus

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,996
• − Mortgage interest: −$18,282
• − Property taxes: −$4,896
• − Insurance: −$1,632
• − Repairs & maintenance: −$1,840
• − Management: −$1,840
• − Depreciation: −$9,494
• Taxable loss: −$14,987
• Est. tax savings @ 24.0%: +$3,597
• After-tax cash flow: $-5,302/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: Huffman ISD
• NCES district ID: 4823820
• Math proficiency: 32% ▼ -9.00%
• Reading proficiency: 35% ▼ -9.00%
• Median HH income: $65,848
• Composite: 30.61/100
• National rank: #6195
• State rank: #500 of 826 in TX

Livability — Houston

• Score: 74/100
• State rank: #184
• US rank: #4771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Houston, TX
• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 14,342
• Household income: $96,404
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 377.0

Population outlook (Harris County) Hauer SSP2

• Today (2025): 5,571,493 people
• By 2030: 6,089,821 · +9.3%
• By 2040: 7,142,806 · +28.2%
• By 2050: 8,185,864 · +46.9%
• By 2075: 10,574,329 · +89.8%
• By 2100: 12,109,958 · +117.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 23% Two or more races 9% Black 5% Native American 4%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 2%
• Foreign-born: 9% · Canada
• Languages at home: 79% English-only · Spanish 18% Other Indo-European 2%

Political lean MEDSL · Harris

• 2024 margin: Lean D (+5.5) · D 52.0% · R 46.4% · Other 1.6%
• 2008→2024 swing: +3.9pp toward D · 2008: 1.6pp · 2024: 5.5pp
• All cycles: 2024: D+5.5 2020: D+13.3 2016: D+12.4 2012: D+0.1 2008: D+1.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.59%
• Current HPI: 472.03
• 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

+900.0% since first listed

20 events — show timeline

• 2026-06-12 Listing Removed — HARMLS
• 2026-06-12 Listed $299,000 HARMLS
• 2026-04-13 Listing Removed — HARMLS
• 2026-04-13 Listed $279,900 HARMLS
• 2026-03-20 Listing Removed — HARMLS
• 2026-03-20 Listed $279,900 HARMLS
• 2026-01-16 Listing Removed — HARMLS
• 2026-01-16 Listed $279,900 HARMLS
• 2025-11-21 Listing Removed — HARMLS
• 2025-11-21 Listed $279,900 HARMLS
• 2025-09-12 Listed $279,900 HARMLS
• 2023-05-11 Sold (Public Records) — Public Records
• 2022-01-14 Sold (MLS) — HARMLS
• 2022-01-02 Pending — HARMLS
• 2021-12-24 Pending — HARMLS
• 2021-12-04 Price Changed $19,999 HARMLS
• 2021-11-25 Price Changed $24,999 HARMLS
• 2021-11-14 Price Changed $24,900 HARMLS
• 2021-11-08 Listed $29,900 HARMLS
• 2020-12-01 Sold (Public Records) — Public Records

Property tax history

+63.6%/yr

Latest (2025): $591 · +0.5% YoY. Source: county tax records.