Hanna Plan · Magnolia, TX 77447

$288,990

4 bd · 2.5 ba · 2,042 sqft · SingleFamily · 215 Days on market

Good condition ↓ 2% 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
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• 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

Welcome to the Hann floorplan featured in Maple Woods. This spacious two-story home spans 2,042 square feet and holds four bedrooms, two and a half bathrooms, and a loft. Upon entering the home, there is a convenient half bathroom just a few steps away in the foyer. A coat closet is also located in the foyer, perfectly positioned to welcome guests. Near the end of the foyer is the carpeted stairway, leading up to the second story of the home. The heart of this home revolves around the family room, dining room, and kitchen, which lie at the end of the foyer. With an open floor plan perfect for a busy life or entertainment, this home is ideal for handling a busy life. In the kitchen, you will find stainless steel appliances, abundant cabinet storage, an L-shaped pantry, and an island for additional countertop space. The utility room, which sits behind the kitchen, has vinyl floors and provides space for a washer, dryer, and storage. When moving to the primary bedroom, you will notice that the primary bedroom is the only bedroom on the first floor of the home. The bedroom has carpet flooring and two bright windows opening to the back of the property. The primary bathroom is practical with dual sinks, vinyl floors, a linen nook, a standing shower, and a separate toilet room. The bathroom opens to a sizeable walk-in closet, finished with carpet flooring and providing space for clothing and storage. Returning to the carpeted stairway and journeying to the second story of the ho

Key facts

• Tomball
• Waller high school
• Cypress

Tags

• TOP RATED SCHOOLS
• ROBERTS ROAD ELEMENTARY
• WALLER JUNIOR HIGH
• WALLER HIGH SCHOOL
• CYPRESS
• TOMBALL

🏗️ New construction. The $288,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $328,584.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $289k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-395 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (17.8% below list).
• Recommended offer: $237k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.4% in Magnolia — 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 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.
• Waller ISD (rural): math 30% / reading 35% proficiency, ranked #532 of 826 in TX (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.6%/yr); 1782 active listings in the ZIP; high-income renter base; 483 units permitted in Waller County in 2024 (89 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.
• Waller County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($254k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,421 (17.8% 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 215 days. Have you received any prior offers? Is the seller open to a 18% 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: 4.85%
• Cash-on-cash: -5.15%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

• ARV (median comp): $328,584
• List price: $288,990
• Delta: -12.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
517 Wax Myrtle Way	0.06mi	4/3.0	2,041 (-0%)	0mo	$314,990	$154	95
553 Wax Myrtle Way	0.06mi	4/3.0	2,041 (-0%)	2mo	$314,990	$154	94
105 Rising Cedar Ln	0.12mi	4/2.5	2,042 (0%)	4mo	$303,990	$149	91

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: -28.5%
• Equity multiple: 0.07×
• Total profit: $-85,333
• Equity at exit: $48,993

10-year hold

• IRR: -44.9%
• Equity multiple: -0.45×
• Total profit: $-133,457
• Equity at exit: $28,410

Cash invested: $92,004 (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 77447

• Home prices YoY: -31.1%
• Rents YoY: -1.6%
• Active inventory: 1782
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,374 medium
• Mortgage (P&I): −$1,723
• Tax est. 1.5%: −$411 /mo · $4,929/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-395

Break-even live

Break-even rent $2,874

Max offer price $271,407

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: $82,146
• Closing costs: $9,858
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $288,990 Active 215 DOM
2. 2026-06-17
   days on market $288,990 Active 214 DOM
3. 2026-06-16
   days on market $288,990 Active 213 DOM
4. 2026-06-15
   days on market $288,990 Active 212 DOM
5. 2026-06-13
   days on market $288,990 Active 210 DOM
6. 2026-06-09
   days on market $288,990 Active 206 DOM
7. 2026-06-08
   days on market $288,990 Active 205 DOM
8. 2026-06-07
   days on market $288,990 Active 204 DOM
9. 2026-06-04
   days on market $288,990 Active 201 DOM
10. 2026-06-03
    days on market $288,990 Active 200 DOM
11. 2026-06-02
    days on market $288,990 Active 199 DOM
12. 2026-06-01
    days on market $288,990 Active 198 DOM
13. 2026-05-31
    days on market $288,990 Active 197 DOM
14. 2026-02-18
    price $288,990 1496-char remark

    Show marketing remark (1496 chars)

    Welcome to the Hann floorplan featured in Maple Woods. This spacious two-story home spans 2,042 square feet and holds four bedrooms, two and a half bathrooms, and a loft. Upon entering the home, there is a convenient half bathroom just a few steps away in the foyer. A coat closet is also located in the foyer, perfectly positioned to welcome guests. Near the end of the foyer is the carpeted stairway, leading up to the second story of the home. The heart of this home revolves around the family room, dining room, and kitchen, which lie at the end of the foyer. With an open floor plan perfect for a busy life or entertainment, this home is ideal for handling a busy life. In the kitchen, you will find stainless steel appliances, abundant cabinet storage, an L-shaped pantry, and an island for additional countertop space. The utility room, which sits behind the kitchen, has vinyl floors and provides space for a washer, dryer, and storage. When moving to the primary bedroom, you will notice that the primary bedroom is the only bedroom on the first floor of the home. The bedroom has carpet flooring and two bright windows opening to the back of the property. The primary bathroom is practical with dual sinks, vinyl floors, a linen nook, a standing shower, and a separate toilet room. The bathroom opens to a sizeable walk-in closet, finished with carpet flooring and providing space for clothing and storage. Returning to the carpeted stairway and journeying to the second story of the ho

15. 2026-01-29
    price $298,990 1496-char remark

    Show marketing remark (1496 chars)

    Welcome to the Hann floorplan featured in Maple Woods. This spacious two-story home spans 2,042 square feet and holds four bedrooms, two and a half bathrooms, and a loft. Upon entering the home, there is a convenient half bathroom just a few steps away in the foyer. A coat closet is also located in the foyer, perfectly positioned to welcome guests. Near the end of the foyer is the carpeted stairway, leading up to the second story of the home. The heart of this home revolves around the family room, dining room, and kitchen, which lie at the end of the foyer. With an open floor plan perfect for a busy life or entertainment, this home is ideal for handling a busy life. In the kitchen, you will find stainless steel appliances, abundant cabinet storage, an L-shaped pantry, and an island for additional countertop space. The utility room, which sits behind the kitchen, has vinyl floors and provides space for a washer, dryer, and storage. When moving to the primary bedroom, you will notice that the primary bedroom is the only bedroom on the first floor of the home. The bedroom has carpet flooring and two bright windows opening to the back of the property. The primary bathroom is practical with dual sinks, vinyl floors, a linen nook, a standing shower, and a separate toilet room. The bathroom opens to a sizeable walk-in closet, finished with carpet flooring and providing space for clothing and storage. Returning to the carpeted stairway and journeying to the second story of the ho

16. 2025-11-15
    listed $294,990 Active 1496-char remark

    Show marketing remark (1496 chars)

    Welcome to the Hann floorplan featured in Maple Woods. This spacious two-story home spans 2,042 square feet and holds four bedrooms, two and a half bathrooms, and a loft. Upon entering the home, there is a convenient half bathroom just a few steps away in the foyer. A coat closet is also located in the foyer, perfectly positioned to welcome guests. Near the end of the foyer is the carpeted stairway, leading up to the second story of the home. The heart of this home revolves around the family room, dining room, and kitchen, which lie at the end of the foyer. With an open floor plan perfect for a busy life or entertainment, this home is ideal for handling a busy life. In the kitchen, you will find stainless steel appliances, abundant cabinet storage, an L-shaped pantry, and an island for additional countertop space. The utility room, which sits behind the kitchen, has vinyl floors and provides space for a washer, dryer, and storage. When moving to the primary bedroom, you will notice that the primary bedroom is the only bedroom on the first floor of the home. The bedroom has carpet flooring and two bright windows opening to the back of the property. The primary bathroom is practical with dual sinks, vinyl floors, a linen nook, a standing shower, and a separate toilet room. The bathroom opens to a sizeable walk-in closet, finished with carpet flooring and providing space for clothing and storage. Returning to the carpeted stairway and journeying to the second story of the ho

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 20 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,491
• − Mortgage interest: −$18,406
• − Property taxes: −$4,929
• − Insurance: −$1,643
• − Repairs & maintenance: −$2,279
• − Management: −$2,279
• − Depreciation: −$9,559
• Taxable loss: −$10,604
• Est. tax savings @ 24.0%: +$2,545
• After-tax cash flow: $-2,197/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 · 1 photo

Good 80/100 Cosmetic rehab

This Hanna Plan home in Magnolia, TX is in good condition with minimal repairs needed. It offers a spacious layout and is move-in ready, making it an excellent investment for both resale and rental markets.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New paint in interior walls — Enhances interior aesthetics and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New paint in interior walls — Enhances interior aesthetics and value ↑

ⓘ 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: Waller ISD
• NCES district ID: 4844430
• Math proficiency: 30% ▼ -23.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $58,911
• Composite: 29.12/100
• National rank: #6593
• State rank: #532 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: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 25,231
• Household income: $116,925
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 265.0

Population outlook (Waller County) Hauer SSP2

• Today (2025): 60,772 people
• By 2030: 67,616 · +11.3%
• By 2040: 82,283 · +35.4%
• By 2050: 98,276 · +61.7%
• By 2075: 142,860 · +135.1%
• By 2100: 175,596 · +188.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 44% Hispanic / Latino 41% Two or more races 16% Black 9% Asian 1%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 15% · Canada, Jamaica, Dominican Republic
• Languages at home: 69% English-only · Spanish 28% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Waller

• 2024 margin: Strong R (+25.0) · D 37.0% · R 62.0% · Other 1.0%
• 2008→2024 swing: -17.9pp toward R · 2008: -7.2pp · 2024: -25.0pp
• All cycles: 2024: R+25.0 2020: R+26.7 2016: R+28.6 2012: R+17.6 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -112.73%
• Current HPI: 249.6969
• Rent YoY: ▼ -1.58%
• 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

-2.0% since first listed

3 events — show timeline

• 2026-02-18 Price Changed $288,990 Zillow
• 2026-01-29 Price Changed $298,990 Zillow
• 2025-11-15 Listed $294,990 Zillow