Harperville Plan · Magnolia, TX 77354

$345,990

4 bd · 3.0 ba · 2,508 sqft · SingleFamily · 219 Days on market

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.1/30.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.4/10.0

Listing remarks MLS

Comfort and luxury inspire every lifestyle refinement of The Harperville floor plan by David Weekley Homes. Craft a social lounge or home office in the inviting study and a movie and game night HQ in the upstairs retreat. A tasteful kitchen rests at the heart of this home, balancing impressive style with easy function, all while maintaining an open design that flows throughout the main level. The guest bedroom provides privacy and individual appeal. Leave the outside world behind and lavish in your Owner's Retreat, featuring a superb Owner's Bath and a sprawling walk-in closet. Experience the LifeDesign℠ advantages of your new home in the Escondido community in Magnolia, Texas.

Key facts

• Escondido community
• Walk-in closet
• Upstairs retreat

Tags

• HOME OFFICE
• UPSTAIRS RETREAT
• GUEST BEDROOM
• WALK-IN CLOSET
• ESCONDIDO COMMUNITY
• MAGNOLIA TEXAS

🏗️ New construction. The $345,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $358,580.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $346k.

Deal economics

• At list price, monthly cash flow is $-669 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (24.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (33.8% below list).
• Recommended offer: $229k (33.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#222 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Magnolia ISD (rural): math 42% / reading 45% proficiency, ranked #247 of 826 in TX (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 1604 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

• In year one you build about $38k of equity ($2k loan paydown + $36k appreciation (10.0% local appreciation)).
• Montgomery County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($304k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $229,051 (33.8% 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 219 days. Have you received any prior offers? Is the seller open to a 34% 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: 0.64% ✗
• Cap rate: 4.06%
• Cash-on-cash: -7.99%
• DSCR: 0.64
• GRM: 13.0

CMA / ARV

• ARV (median comp): $358,580
• List price: $345,990
• Delta: -3.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1312 Ivory Fort St	0.27mi	4/3.0	2,610 (+4%)	2mo	$405,000	$155	79
42659 Mystery Ln	0.58mi	4/3.0	2,504 (-0%)	1mo	$399,900	$160	72
1514 Sheltered Ln	0.45mi	4/2.5	2,442 (-3%)	2mo	$349,900	$143	70
1618 Perla Ln	0.51mi	4/3.0	2,444 (-3%)	2mo	$384,900	$157	70
1511 Velado Ln	0.57mi	4/3.0	2,550 (+2%)	2mo	$344,990	$135	69
42627 Rustico Rd	0.58mi	4/3.0	2,463 (-2%)	1mo	$434,990	$177	69
42622 Rustico Rd	0.59mi	4/3.5	2,479 (-1%)	0mo	$399,990	$161	68
1606 Perdido Way	0.58mi	4/3.0	2,595 (+4%)	1mo	$385,900	$149	66
42811 Manzano St	0.61mi	4/3.0	2,595 (+4%)	2mo	$399,900	$154	64
1435 Florecer Ln	0.67mi	3/2.5 (-1)	2,771 (+10%)	2mo	$438,990	$158	43
42631 Reminiscent Ln	0.54mi	3/2.0 (-1)	2,176 (-13%)	3mo	$329,990	$152	42
1503 Velado Ln	0.55mi	3/2.0 (-1)	2,150 (-14%)	3mo	$339,990	$158	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.32% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.46×
• Total profit: $146,730
• Equity at exit: $323,037

10-year hold

• IRR: 16.4%
• Equity multiple: 5.53×
• Total profit: $454,732
• Equity at exit: $696,642

Cash invested: $100,402 (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 77354

• Home prices YoY: 2.4%
• Rents YoY: 0.3%
• Active inventory: 1604
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,291 medium
• Mortgage (P&I): −$1,880
• Tax est. 1.5%: −$448 /mo · $5,379/yr
• Insurance: −$149
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-669

Break-even live

Break-even rent $3,137

Max offer price $261,838

Occupancy floor —

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: $89,645
• Closing costs: $10,757
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $345,990 Active 219 DOM
2. 2026-06-17
   days on market $345,990 Active 218 DOM
3. 2026-06-16
   days on market $345,990 Active 217 DOM
4. 2026-06-15
   days on market $345,990 Active 216 DOM
5. 2026-06-13
   days on market $345,990 Active 214 DOM
6. 2026-06-09
   days on market $345,990 Active 210 DOM
7. 2026-06-08
   days on market $345,990 Active 209 DOM
8. 2026-06-07
   days on market $345,990 Active 208 DOM
9. 2026-06-04
   days on market $345,990 Active 205 DOM
10. 2026-06-03
    days on market $345,990 Active 204 DOM
11. 2026-06-02
    days on market $345,990 Active 203 DOM
12. 2026-06-01
    days on market $345,990 Active 202 DOM
13. 2026-05-31
    days on market $345,990 Active 201 DOM
14. 2026-02-26
    price $345,990 686-char remark

    Show marketing remark (686 chars)

    Comfort and luxury inspire every lifestyle refinement of The Harperville floor plan by David Weekley Homes. Craft a social lounge or home office in the inviting study and a movie and game night HQ in the upstairs retreat. A tasteful kitchen rests at the heart of this home, balancing impressive style with easy function, all while maintaining an open design that flows throughout the main level. The guest bedroom provides privacy and individual appeal. Leave the outside world behind and lavish in your Owner's Retreat, featuring a superb Owner's Bath and a sprawling walk-in closet. Experience the LifeDesign℠ advantages of your new home in the Escondido community in Magnolia, Texas.

15. 2026-02-04
    price $350,990 686-char remark

    Show marketing remark (686 chars)

    Comfort and luxury inspire every lifestyle refinement of The Harperville floor plan by David Weekley Homes. Craft a social lounge or home office in the inviting study and a movie and game night HQ in the upstairs retreat. A tasteful kitchen rests at the heart of this home, balancing impressive style with easy function, all while maintaining an open design that flows throughout the main level. The guest bedroom provides privacy and individual appeal. Leave the outside world behind and lavish in your Owner's Retreat, featuring a superb Owner's Bath and a sprawling walk-in closet. Experience the LifeDesign℠ advantages of your new home in the Escondido community in Magnolia, Texas.

16. 2026-02-04
    status Active 686-char remark

    Show marketing remark (686 chars)

    Comfort and luxury inspire every lifestyle refinement of The Harperville floor plan by David Weekley Homes. Craft a social lounge or home office in the inviting study and a movie and game night HQ in the upstairs retreat. A tasteful kitchen rests at the heart of this home, balancing impressive style with easy function, all while maintaining an open design that flows throughout the main level. The guest bedroom provides privacy and individual appeal. Leave the outside world behind and lavish in your Owner's Retreat, featuring a superb Owner's Bath and a sprawling walk-in closet. Experience the LifeDesign℠ advantages of your new home in the Escondido community in Magnolia, Texas.

17. 2025-07-25
    historical 686-char remark

    Show marketing remark (686 chars)

    Comfort and luxury inspire every lifestyle refinement of The Harperville floor plan by David Weekley Homes. Craft a social lounge or home office in the inviting study and a movie and game night HQ in the upstairs retreat. A tasteful kitchen rests at the heart of this home, balancing impressive style with easy function, all while maintaining an open design that flows throughout the main level. The guest bedroom provides privacy and individual appeal. Leave the outside world behind and lavish in your Owner's Retreat, featuring a superb Owner's Bath and a sprawling walk-in closet. Experience the LifeDesign℠ advantages of your new home in the Escondido community in Magnolia, Texas.

18. 2025-07-15
    price $342,990 686-char remark

    Show marketing remark (686 chars)

    Comfort and luxury inspire every lifestyle refinement of The Harperville floor plan by David Weekley Homes. Craft a social lounge or home office in the inviting study and a movie and game night HQ in the upstairs retreat. A tasteful kitchen rests at the heart of this home, balancing impressive style with easy function, all while maintaining an open design that flows throughout the main level. The guest bedroom provides privacy and individual appeal. Leave the outside world behind and lavish in your Owner's Retreat, featuring a superb Owner's Bath and a sprawling walk-in closet. Experience the LifeDesign℠ advantages of your new home in the Escondido community in Magnolia, Texas.

19. 2025-05-02
    listed $339,990 Active 686-char remark

    Show marketing remark (686 chars)

    Comfort and luxury inspire every lifestyle refinement of The Harperville floor plan by David Weekley Homes. Craft a social lounge or home office in the inviting study and a movie and game night HQ in the upstairs retreat. A tasteful kitchen rests at the heart of this home, balancing impressive style with easy function, all while maintaining an open design that flows throughout the main level. The guest bedroom provides privacy and individual appeal. Leave the outside world behind and lavish in your Owner's Retreat, featuring a superb Owner's Bath and a sprawling walk-in closet. Experience the LifeDesign℠ advantages of your new home in the Escondido community in Magnolia, Texas.

ⓘ 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: $27,486
• − Mortgage interest: −$20,086
• − Property taxes: −$5,379
• − Insurance: −$1,793
• − Repairs & maintenance: −$2,199
• − Management: −$2,199
• − Depreciation: −$10,431
• Taxable loss: −$14,601
• Est. tax savings @ 24.0%: +$3,504
• After-tax cash flow: $-4,519/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: Magnolia ISD
• NCES district ID: 4828740
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $71,692
• Composite: 39.46/100
• National rank: #3958
• State rank: #247 of 826 in TX

Livability — Magnolia

• Score: 73/100
• State rank: #222
• US rank: #5442

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B- Housing A+ Health & safety B- 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): 44,900
• Household income: $112,504
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 586.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 25% Two or more races 18% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Lithuanian 4% Slovak 2% Italian 2%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 15% Other Indo-European 1% German/W. Germanic 1%

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: ▲ 12.09%
• Current HPI: 512.87
• Rent YoY: ▲ 0.32%
• 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

+1.8% since first listed

6 events — show timeline

• 2026-02-26 Price Changed $345,990 Zillow
• 2026-02-04 Relisted — Zillow
• 2026-02-04 Price Changed $350,990 Zillow
• 2025-07-25 Delisted — Zillow
• 2025-07-15 Price Changed $342,990 Zillow
• 2025-05-02 Listed $339,990 Zillow