42528 Rustico Rd · Magnolia, TX 77354

$328,310

3 bd · 2.5 ba · 1,896 sqft · Land · 9 Days on market

Built 2026 5,460 sqft lot $75/mo HOA · 4% of rent

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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 +7.0/30.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• 1% rule +1.0/10.0

Listing remarks MLS

The Elgin floor plan is a beautifully designed one-story home that balances functionality and style. Offering four bedrooms and two bathrooms, this layout provides generous living space ideal for families or those who love to entertain. The open-concept design seamlessly connects the kitchen, dining, and living areas, creating a bright and inviting atmosphere. The primary suite serves as a peaceful retreat with a well-appointed ensuite bathroom. A two-car garage adds convenience and additional storage options. Whether you're looking for a home that offers comfort, flexibility, or modern living, the Elgin floor plan is designed to meet your needs. * Photos and Virtual Tours may be of the same home plan located in a different neighborhood. Features and elevations may vary.

Key facts

• 5,460 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Builder: Coventry Homes; Living area approximately 1,896; Road surface: concrete; Lot area approximately 5,460 square feet; Municipal Utility District disclosure
• HOA & community: Has association (Mason Property Management); Association fee $900 annually; Community features include curbs

Exterior

• Parking: Attached garage; 2 garage spaces
• Security: Prewired for security; Security system owned; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Faces south; Slab foundation
• Construction: Built in 2026; Brick and cement siding exterior; Composition roof
• Exterior features: Deck; Patio; Private yard; Sprinkler/irrigation; Concrete road access; Subdivision lot

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; ENERGY STAR qualified appliances; Granite counters; Kitchen island; Breakfast bar; Pantry
• Bedrooms: Primary bedroom on first floor (13x14); Bedroom on first floor (10x10); Bedroom on first floor (10x10)
• Flooring: Carpet; Plank; Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom; Double vanity in at least one bath
• Heating & cooling: Central heating (gas); Central electric air conditioning; Programmable thermostat
• Interior features: Breakfast bar; Double vanity; Entrance foyer; Granite counters; High ceilings; Kitchen island; Kitchen/family room combo; Primary bedroom with private bath; Pantry; Separate shower; Tub/shower; Ceiling fans; Programmable thermostat; Low emissivity windows; Ventilation
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. The $328,310 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $343,542.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $328k.

Deal economics

• At list price, monthly cash flow is $-502 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (22.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (37.0% below list).
• Recommended offer: $207k (37.0% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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: 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.
• Zoned schools: Willie E Williams El (math 46% / reading 41%, grade F, #1,269 of 4,322 statewide, top 30%, 869 students, 70% FRL); Magnolia J H (math 35% / reading 37%, grade F, #805 of 1,662 statewide, top 50%, 1,103 students, 57% FRL); Magnolia H S (math 47% / reading 62%, grade C-, #379 of 1,632 statewide, top 26%, 2,248 students, 31% FRL).
• Market conditions: Rents flat; 1622 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $37k of equity ($2k loan paydown + $34k 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 ~$59k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $206,865 (37.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.60% ✗
• Cap rate: 4.54%
• Cash-on-cash: -6.26%
• DSCR: 0.72
• GRM: 13.8

CMA / ARV

• ARV (median comp): $343,542
• List price: $328,310
• Delta: -4.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.2%
• Equity multiple: 2.56×
• Total profit: $149,598
• Equity at exit: $309,490

10-year hold

• IRR: 17.3%
• Equity multiple: 5.74×
• Total profit: $455,582
• Equity at exit: $667,426

Cash invested: $96,192 (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: 1622
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $2,069 medium
• Mortgage (P&I): −$1,802
• Tax from tax record: −$116 /mo · $1,395/yr
• Insurance: −$143
• HOA: −$75
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-502

Break-even live

Break-even rent $2,704

Max offer price $254,908

Occupancy floor —

Sensitivity live

Price	-10% $-307	-5% $-404	+0% $-502	+5% $-599	+10% $-696
Rent	-10% $-665	-5% $-583	+0% $-502	+5% $-420	+10% $-338
Rate	-1.0pp $-329	-0.5pp $-414	base $-502	+0.5pp $-591	+1.0pp $-681

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: $85,885
• Closing costs: $10,306
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
627 Coyote Canyon Ct Magnolia, TX	3.0	2.0	1407	$2,024	$1.44	1d	1	1.48mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 15 events

1. 2026-06-21
   days on market $328,310 Active 9 DOM
2. 2026-06-18
   days on market $328,310 Active 6 DOM
3. 2026-06-17
   days on market $328,310 Active 5 DOM
4. 2026-06-16
   days on market $328,310 Active 4 DOM
5. 2026-06-15
   days on market $328,310 Active 3 DOM
6. 2026-06-13
   days on marketlisting id $328,310 Active 1 DOM
7. 2026-06-09
   days on market $328,310 Active 36 DOM
8. 2026-06-08
   days on market $328,310 Active 35 DOM
9. 2026-06-07
   days on market $328,310 Active 34 DOM
10. 2026-06-04
    days on market $328,310 Active 31 DOM
11. 2026-06-03
    days on market $328,310 Active 30 DOM
12. 2026-06-02
    days on market $328,310 Active 29 DOM
13. 2026-06-01
    days on market $328,310 Active 28 DOM
14. 2026-05-31
    days on market $328,310 Active 27 DOM
15. 2026-05-04
    listed $328,310 Active 781-char remark

    Show marketing remark (781 chars)

    The Elgin floor plan is a beautifully designed one-story home that balances functionality and style. Offering four bedrooms and two bathrooms, this layout provides generous living space ideal for families or those who love to entertain. The open-concept design seamlessly connects the kitchen, dining, and living areas, creating a bright and inviting atmosphere. The primary suite serves as a peaceful retreat with a well-appointed ensuite bathroom. A two-car garage adds convenience and additional storage options. Whether you're looking for a home that offers comfort, flexibility, or modern living, the Elgin floor plan is designed to meet your needs. * Photos and Virtual Tours may be of the same home plan located in a different neighborhood. Features and elevations may vary.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $1,395 · $116/mo
• Projected year-2 tax: $6,008 · $501/mo
• Expected delta: +$4,613/yr (+$384/mo · 330.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,824
• − Mortgage interest: −$19,244
• − Property taxes: −$1,395
• − Insurance: −$1,718
• − Repairs & maintenance: −$1,986
• − Management: −$1,986
• − HOA: −$900
• − Depreciation: −$9,994
• Taxable loss: −$12,398
• Est. tax savings @ 24.0%: +$2,976
• After-tax cash flow: $-3,045/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

+0.0% since first listed

2 events — show timeline

• 2026-06-12 Listed $328,310 HARMLS
• 2026-05-04 Listed $328,310 Zillow

Property tax history

-30.1%/yr

Latest (2025): $1,395 · -30.1% YoY. Source: county tax records.