6627 Woodland Oaks · The Woodlands, TX 77354

$305,000

3 bd · 2.5 ba · 2,276 sqft · SingleFamily public records · 12 Days on market

Built 2002 0.28 ac lot $134/sqft · at area comps Est $296k · at est. $32/mo HOA · 1% 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
• Cash flow +7.5/30.0
• ARV discount +6.1/15.0
• Livability +4.5/5.0
• Schools +3.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.6/10.0

Listing remarks MLS

EXCEPTIONAL HOME! Welcome to this 3+ bdrm, 2.5 baths w/ Outstanding Features! Open floorplan,Formal Dining & 2 Living Areas! Spacious Kitchen with 16 inch Tile BackSplash, Modern Fixtures & Walk-In Pantry! Expensive Custom Drapes can stay! Beautiful Decorators Colors thru out Home! Surround Sound! High ceilings in Mster Bdrm with a lavish & inviting Master Bathroom. Gameroom upstairs that can be easily converted to a 4th bdrm. Backyard is a dream! Great Neighborhood, Great Schools! NO MUD TAX!

Key facts

• 0.28 acre lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Association fee covers common areas and recreation facilities; Community pool
• HOA & community: Part of Woodland Oaks HOA; HOA amenities include pool, tennis and basketball courts, playground, park, picnic area; Annual HOA fee

Exterior

• Parking: Attached 2-car garage; Driveway with additional parking; Garage door opener
• Security: Owned security system
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces north; Built in 2002; Slab foundation
• Construction: Brick, stone, cement siding and wood siding exterior; Composition roof
• Exterior features: Covered patio; Deck; Porch; Patio; Private yard; Fully fenced backyard; Storage shed; Back yard fencing; Subdivision lot cleared

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas oven; Gas range; Microwave; Pantry
• Bedrooms: Primary bedroom on second floor (17 x 15); Second bedroom on second floor (15 x 11); Third bedroom on second floor (14 x 13)
• Flooring: Carpet; Engineered hardwood; Tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric); Central air; Attic fan
• Interior features: Double vanity in primary bathroom; Kitchen open to family room; Bath in primary bedroom; Pantry; Soaking tub; Separate shower; Ceiling fans; One fireplace; Seven total rooms
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-386 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (22.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (26.4% below list).
• Recommended offer: $224k (26.4% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 2.3% in The Woodlands — 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 91/100 on livability (#1 in TX, #47 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living D-.
• 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: Tom R Ellisor El (math 44% / reading 44%, grade F, #1,243 of 4,322 statewide, top 29%, 492 students, 40% FRL); Bear Branch J H (math 44% / reading 46%, grade D, #479 of 1,662 statewide, top 29%, 1,076 students, 37% FRL); Magnolia H S (math 47% / reading 62%, grade C-, #379 of 1,632 statewide, top 26%, 2,248 students, 31% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: Rents flat; 1622 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $33k of equity ($2k loan paydown + $30k 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 17y 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,498 (26.4% 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.74% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.42%
• DSCR: 0.76
• GRM: 11.3

CMA / ARV

• ARV (median comp): $295,938
• List price: $305,000
• Delta: 3.06%
• 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
6627 Woodland Oaks	0.00mi	3/2.5	2,276 (0%)	1mo	$305,000	$134	100
6718 Durango Creek Dr	0.20mi	4/2.5 (+1)	2,214 (-3%)	7mo	$324,999	$147	76
6919 Hayden Dr	0.41mi	3/3.0	2,322 (+2%)	3mo	$425,000	$183	73
803 Weeping Willow Way	0.51mi	3/2.5	2,433 (+7%)	1mo	$599,000	$246	64
6806 Woodland Oaks	0.25mi	4/2.0 (+1)	2,005 (-12%)	0mo	$325,000	$162	62
6811 Woodland Oaks	0.26mi	4/2.5 (+1)	2,546 (+12%)	2mo	$499,900	$196	61
6418 Sugar Bush Dr	0.59mi	4/2.5 (+1)	2,344 (+3%)	4mo	$445,000	$190	59
7010 Durango Dr	0.45mi	3/2.5	2,072 (-9%)	7mo	$219,900	$106	58
7106 Durango Dr	0.53mi	4/2.5 (+1)	2,468 (+8%)	0mo	$369,000	$150	56
506 Weeping Willow Way	0.65mi	3/2.5	2,156 (-5%)	7mo	$395,000	$183	55
906 Wiley Dr	0.30mi	4/2.0 (+1)	2,608 (+15%)	3mo	$390,000	$150	52
319 Weisinger Dr	0.63mi	3/2.5	2,541 (+12%)	6mo	$519,950	$205	46

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: 19.7%
• Equity multiple: 2.59×
• Total profit: $135,707
• Equity at exit: $274,768

10-year hold

• IRR: 17.6%
• Equity multiple: 5.78×
• Total profit: $408,389
• Equity at exit: $592,548

Cash invested: $85,400 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,245 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$401 /mo · $4,810/yr
• Insurance: −$127
• HOA: −$32
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $-386

Break-even live

Break-even rent $2,733

Max offer price $236,843

Occupancy floor —

Sensitivity live

Price	-10% $-213	-5% $-299	+0% $-386	+5% $-472	+10% $-558
Rent	-10% $-563	-5% $-474	+0% $-386	+5% $-297	+10% $-208
Rate	-1.0pp $-232	-0.5pp $-308	base $-386	+0.5pp $-465	+1.0pp $-545

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7210 Alava Dr Magnolia, TX	4.0	3.0	2031	$2,235	$1.10	45d	1	0.35mi
33200 Forest West St Magnolia, TX	1.0–3.0	1.5–2.5	1307	$4,065	$3.11	0d	22	0.61mi
33154 Oak Heights Pl Magnolia, TX	3.0–4.0	2.5	1896	$2,195	$1.16	0d	6	1.00mi
33154 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,345	$1.24	19d	1	1.00mi
33154 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,345	$1.24	23d	1	1.00mi
33139 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	7d	1	1.01mi
33150 Willow Heights Ln Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	7d	1	1.02mi
33146 Willow Heights Ln Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	7d	1	1.02mi
33130 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	7d	1	1.02mi
33123 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	7d	1	1.03mi

HOA detail

• Monthly dues: $32 · $384/yr

Listing history 8 events

1. 2026-05-13
   status Pending 1027-char remark
2. 2026-05-06
   status Pending 1027-char remark
3. 2026-05-01
   listed $305,000 Active 1027-char remark
4. 2026-04-30
   historical $305,000 1027-char remark
5. 2009-11-17
   soldstatus
6. 2009-11-01
   soldstatus 510-char remark

   Show marketing remark (510 chars)

   EXCEPTIONAL HOME! Welcome to this 3+ bdrm, 2.5 baths w/ Outstanding Features! Open floorplan,Formal Dining & 2 Living Areas! Spacious Kitchen with 16 inch Tile BackSplash, Modern Fixtures & Walk-In Pantry! Expensive Custom Drapes can stay! Beautiful Decorators Colors thru out Home! Surround Sound! High ceilings in Mster Bdrm with a lavish & inviting Master Bathroom. Gameroom upstairs that can be easily converted to a 4th bdrm. Backyard is a dream! Great Neighborhood, Great Schools! NO MUD TAX!

7. 2009-10-11
   historical 510-char remark

   Show marketing remark (510 chars)

   EXCEPTIONAL HOME! Welcome to this 3+ bdrm, 2.5 baths w/ Outstanding Features! Open floorplan,Formal Dining & 2 Living Areas! Spacious Kitchen with 16 inch Tile BackSplash, Modern Fixtures & Walk-In Pantry! Expensive Custom Drapes can stay! Beautiful Decorators Colors thru out Home! Surround Sound! High ceilings in Mster Bdrm with a lavish & inviting Master Bathroom. Gameroom upstairs that can be easily converted to a 4th bdrm. Backyard is a dream! Great Neighborhood, Great Schools! NO MUD TAX!

8. 2009-07-17
   listed $154,500 510-char remark

   Show marketing remark (510 chars)

   EXCEPTIONAL HOME! Welcome to this 3+ bdrm, 2.5 baths w/ Outstanding Features! Open floorplan,Formal Dining & 2 Living Areas! Spacious Kitchen with 16 inch Tile BackSplash, Modern Fixtures & Walk-In Pantry! Expensive Custom Drapes can stay! Beautiful Decorators Colors thru out Home! Surround Sound! High ceilings in Mster Bdrm with a lavish & inviting Master Bathroom. Gameroom upstairs that can be easily converted to a 4th bdrm. Backyard is a dream! Great Neighborhood, Great Schools! NO MUD TAX!

ⓘ 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: $4,810 · $401/mo
• Projected year-2 tax: $5,582 · $465/mo
• Expected delta: +$772/yr (+$64/mo · 16.0%)

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

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 ≥111°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,940
• − Mortgage interest: −$17,085
• − Property taxes: −$4,810
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,155
• − Management: −$2,155
• − HOA: −$384
• − Depreciation: −$8,873
• Taxable loss: −$10,047
• Est. tax savings @ 24.0%: +$2,411
• After-tax cash flow: $-2,219/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 — The Woodlands

• Score: 91/100
• State rank: #1
• US rank: #47

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 663,713 people
• 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

+97.4% since first listed

9 events — show timeline

• 2026-06-05 Sold (MLS) — HARMLS
• 2026-05-13 Pending — HARMLS
• 2026-05-06 Pending — HARMLS
• 2026-05-01 Listed $305,000 HARMLS
• 2026-04-30 Coming Soon $305,000 HARMLS
• 2009-11-17 Sold (Public Records) — Public Records
• 2009-11-01 Sold (MLS) — HARMLS
• 2009-10-11 Listing Removed — HARMLS
• 2009-07-17 Listed $154,500 HARMLS

Property tax history

+3.2%/yr

Latest (2025): $4,810 · -2.7% YoY. Source: county tax records.