15435 Park Perch Pl · Magnolia, TX 77354

$279,990

4 bd · 2.0 ba · 1,689 sqft · Land · 156 Days on market

Built 2025 $166/sqft · 9% below area Est $306k · 9% under $154/mo HOA · 6% of rent ↓ 7% since listing

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Why this score? — see what drove the C 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 +15.7/30.0
• ARV discount +11.4/15.0
• Appreciation +10.0/10.0
• DSCR +4.8/10.0
• Schools +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This stunning 1-story, 4-bedroom, 2-bath "Mockingbird II" by Smith Douglas Homes is located in the Audubon community of Magnolia, TX. The stylish kitchen features granite countertops, 42 upper cabinets, stainless steel appliances, and pendant lighting over the large island. The open-concept living area boasts durable vinyl plank flooring extending through the main living areas. Upgraded tile enhances the primary bath, secondary bath, and utility, while plush carpet adds comfort to all bedrooms and closets. Outdoor highlights include a large covered rear patio, fully sodded front and back yards, full irrigation system, and full gutters. Enjoy onsite nature-centered amenities, playgrounds, walking trails, and an onsite elementary school. AVAILABLE NOW!

Key facts

• Covered rear patio
• Large island
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE ISLAND
• VINYL PLANK FLOORING
• UPGRADED TILE
• COVERED REAR PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $280k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (13.0% below list).
• Recommended offer: $244k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• 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; 1621 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Montgomery County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.3% rent growth), your $78k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $37k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $243,505 (13.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.87% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.85%
• DSCR: 1.08
• GRM: 9.6

CMA / ARV

• ARV (median comp): $306,346
• List price: $279,990
• Delta: -8.60%
• 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: 24.7%
• Equity multiple: 2.96×
• Total profit: $153,763
• Equity at exit: $252,237

10-year hold

• IRR: 21.2%
• Equity multiple: 6.55×
• Total profit: $435,045
• Equity at exit: $543,959

Cash invested: $78,397 (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: 1621
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,435 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$64 /mo · $764/yr
• Insurance: −$117
• HOA: −$154
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $121

Break-even live

Break-even rent $2,282

Max offer price $279,990

Occupancy floor 90%

Sensitivity live

Price	-10% $280	-5% $200	+0% $121	+5% $42	+10% $-37
Rent	-10% $-71	-5% $25	+0% $121	+5% $217	+10% $313
Rate	-1.0pp $262	-0.5pp $192	base $121	+0.5pp $49	+1.0pp $-25

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: $69,998
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14727 Band Tailed Pigeon Ct Magnolia, TX	4.0	3.0	1942	$2,700	$1.39	44d	1	0.38mi
14983 Clay Harvest Rdg Magnolia, TX	4.0	3.0	2173	$2,375	$1.09	44d	1	0.61mi
39899 Mill Creek Rd Magnolia, TX	1.0–3.0	1.0–2.0	1104	$2,726	$2.47	0d	40	0.61mi
40547 Berylline Ln Magnolia, TX	4.0	2.0	1753	$2,300	$1.31	44d	1	0.79mi
40558 Berylline Ln Unit NA Magnolia, TX	3.0	2.0	1499	$2,150	$1.43	25d	1	0.82mi
40839 Hawthorne Glades St Magnolia, TX	3.0	2.0	1156	$2,100	$1.82	44d	1	0.86mi
948 Oak Mist Ln Magnolia, TX	3.0	2.0	1470	$2,000	$1.36	25d	1	1.24mi
937 Gentle Moss Dr Magnolia, TX	3.0	2.0	1252	$1,635	$1.31	6d	1	1.35mi

HOA detail

• Monthly dues: $154 · $1,848/yr
• Likely covers: landscaping

Listing history 37 events

1. 2026-06-21
   days on market $279,990 Active 156 DOM
2. 2026-06-18
   days on market $279,990 Active 153 DOM
3. 2026-06-17
   days on market $279,990 Active 152 DOM
4. 2026-06-16
   days on market $279,990 Active 151 DOM
5. 2026-06-15
   days on market $279,990 Active 150 DOM
6. 2026-06-13
   days on market $279,990 Active 148 DOM
7. 2026-06-09
   days on market $279,990 Active 144 DOM
8. 2026-06-08
   days on market $279,990 Active 143 DOM
9. 2026-06-07
   days on market $279,990 Active 142 DOM
10. 2026-06-04
    days on market $279,990 Active 139 DOM
11. 2026-06-03
    days on market $279,990 Active 138 DOM
12. 2026-06-02
    days on market $279,990 Active 137 DOM
13. 2026-06-01
    days on market $279,990 Active 136 DOM
14. 2026-05-31
    days on market $279,990 Active 135 DOM
15. 2026-05-08
    price $279,990 770-char remark

    Show marketing remark (777 chars)

    This stunning 1-story, 4-bedroom, 2-bath "Mockingbird II" by Smith Douglas Homes is located in the Audubon community of Magnolia, TX. The stylish kitchen features granite countertops, 42” upper cabinets, stainless steel appliances, and pendant lighting over the large island. The open-concept living area boasts durable vinyl plank flooring extending through the main living areas. Upgraded tile enhances the primary bath, secondary bath, and utility, while plush carpet adds comfort to all bedrooms and closets. Outdoor highlights include a large covered rear patio, fully sodded front and back yards, full irrigation system, and full gutters. Enjoy onsite nature-centered amenities, playgrounds, walking trails, and an onsite elementary school. AVAILABLE NOW!

16. 2026-05-08
    price $279,990 777-char remark

    Show marketing remark (777 chars)

    This stunning 1-story, 4-bedroom, 2-bath "Mockingbird II" by Smith Douglas Homes is located in the Audubon community of Magnolia, TX. The stylish kitchen features granite countertops, 42” upper cabinets, stainless steel appliances, and pendant lighting over the large island. The open-concept living area boasts durable vinyl plank flooring extending through the main living areas. Upgraded tile enhances the primary bath, secondary bath, and utility, while plush carpet adds comfort to all bedrooms and closets. Outdoor highlights include a large covered rear patio, fully sodded front and back yards, full irrigation system, and full gutters. Enjoy onsite nature-centered amenities, playgrounds, walking trails, and an onsite elementary school. AVAILABLE NOW!

17. 2026-03-31
    price $294,990 770-char remark

    Show marketing remark (770 chars)

    This stunning 1-story, 4-bedroom, 2-bath "Mockingbird II" by Smith Douglas Homes is located in the Audubon community of Magnolia, TX. The stylish kitchen features granite countertops, 42 upper cabinets, stainless steel appliances, and pendant lighting over the large island. The open-concept living area boasts durable vinyl plank flooring extending through the main living areas. Upgraded tile enhances the primary bath, secondary bath, and utility, while plush carpet adds comfort to all bedrooms and closets. Outdoor highlights include a large covered rear patio, fully sodded front and back yards, full irrigation system, and full gutters. Enjoy onsite nature-centered amenities, playgrounds, walking trails, and an onsite elementary school. AVAILABLE NOW!

18. 2026-03-30
    price $294,990 777-char remark

    Show marketing remark (777 chars)

    This stunning 1-story, 4-bedroom, 2-bath "Mockingbird II" by Smith Douglas Homes is located in the Audubon community of Magnolia, TX. The stylish kitchen features granite countertops, 42” upper cabinets, stainless steel appliances, and pendant lighting over the large island. The open-concept living area boasts durable vinyl plank flooring extending through the main living areas. Upgraded tile enhances the primary bath, secondary bath, and utility, while plush carpet adds comfort to all bedrooms and closets. Outdoor highlights include a large covered rear patio, fully sodded front and back yards, full irrigation system, and full gutters. Enjoy onsite nature-centered amenities, playgrounds, walking trails, and an onsite elementary school. AVAILABLE NOW!

19. 2026-03-16
    price $306,930 770-char remark

    Show marketing remark (777 chars)

    This stunning 1-story, 4-bedroom, 2-bath "Mockingbird II" by Smith Douglas Homes is located in the Audubon community of Magnolia, TX. The stylish kitchen features granite countertops, 42” upper cabinets, stainless steel appliances, and pendant lighting over the large island. The open-concept living area boasts durable vinyl plank flooring extending through the main living areas. Upgraded tile enhances the primary bath, secondary bath, and utility, while plush carpet adds comfort to all bedrooms and closets. Outdoor highlights include a large covered rear patio, fully sodded front and back yards, full irrigation system, and full gutters. Enjoy onsite nature-centered amenities, playgrounds, walking trails, and an onsite elementary school. AVAILABLE NOW!

20. 2026-03-16
    price $306,930 777-char remark

    Show marketing remark (777 chars)

    This stunning 1-story, 4-bedroom, 2-bath "Mockingbird II" by Smith Douglas Homes is located in the Audubon community of Magnolia, TX. The stylish kitchen features granite countertops, 42” upper cabinets, stainless steel appliances, and pendant lighting over the large island. The open-concept living area boasts durable vinyl plank flooring extending through the main living areas. Upgraded tile enhances the primary bath, secondary bath, and utility, while plush carpet adds comfort to all bedrooms and closets. Outdoor highlights include a large covered rear patio, fully sodded front and back yards, full irrigation system, and full gutters. Enjoy onsite nature-centered amenities, playgrounds, walking trails, and an onsite elementary school. AVAILABLE NOW!

21. 2026-02-03
    price $322,230 770-char remark

    Show marketing remark (770 chars)

    This stunning 1-story, 4-bedroom, 2-bath "Mockingbird II" by Smith Douglas Homes is located in the Audubon community of Magnolia, TX. The stylish kitchen features granite countertops, 42 upper cabinets, stainless steel appliances, and pendant lighting over the large island. The open-concept living area boasts durable vinyl plank flooring extending through the main living areas. Upgraded tile enhances the primary bath, secondary bath, and utility, while plush carpet adds comfort to all bedrooms and closets. Outdoor highlights include a large covered rear patio, fully sodded front and back yards, full irrigation system, and full gutters. Enjoy onsite nature-centered amenities, playgrounds, walking trails, and an onsite elementary school. AVAILABLE NOW!

22. 2026-02-02
    price $322,230 777-char remark

    Show marketing remark (777 chars)

    This stunning 1-story, 4-bedroom, 2-bath "Mockingbird II" by Smith Douglas Homes is located in the Audubon community of Magnolia, TX. The stylish kitchen features granite countertops, 42” upper cabinets, stainless steel appliances, and pendant lighting over the large island. The open-concept living area boasts durable vinyl plank flooring extending through the main living areas. Upgraded tile enhances the primary bath, secondary bath, and utility, while plush carpet adds comfort to all bedrooms and closets. Outdoor highlights include a large covered rear patio, fully sodded front and back yards, full irrigation system, and full gutters. Enjoy onsite nature-centered amenities, playgrounds, walking trails, and an onsite elementary school. AVAILABLE NOW!

23. 2026-01-17
    status Active 770-char remark

    Show marketing remark (770 chars)

    This stunning 1-story, 4-bedroom, 2-bath "Mockingbird II" by Smith Douglas Homes is located in the Audubon community of Magnolia, TX. The stylish kitchen features granite countertops, 42 upper cabinets, stainless steel appliances, and pendant lighting over the large island. The open-concept living area boasts durable vinyl plank flooring extending through the main living areas. Upgraded tile enhances the primary bath, secondary bath, and utility, while plush carpet adds comfort to all bedrooms and closets. Outdoor highlights include a large covered rear patio, fully sodded front and back yards, full irrigation system, and full gutters. Enjoy onsite nature-centered amenities, playgrounds, walking trails, and an onsite elementary school. AVAILABLE NOW!

24. 2026-01-17
    historical 770-char remark

    Show marketing remark (770 chars)

    This stunning 1-story, 4-bedroom, 2-bath "Mockingbird II" by Smith Douglas Homes is located in the Audubon community of Magnolia, TX. The stylish kitchen features granite countertops, 42 upper cabinets, stainless steel appliances, and pendant lighting over the large island. The open-concept living area boasts durable vinyl plank flooring extending through the main living areas. Upgraded tile enhances the primary bath, secondary bath, and utility, while plush carpet adds comfort to all bedrooms and closets. Outdoor highlights include a large covered rear patio, fully sodded front and back yards, full irrigation system, and full gutters. Enjoy onsite nature-centered amenities, playgrounds, walking trails, and an onsite elementary school. AVAILABLE NOW!

25. 2026-01-16
    price $317,230 770-char remark

    Show marketing remark (777 chars)

    This stunning 1-story, 4-bedroom, 2-bath "Mockingbird II" by Smith Douglas Homes is located in the Audubon community of Magnolia, TX. The stylish kitchen features granite countertops, 42” upper cabinets, stainless steel appliances, and pendant lighting over the large island. The open-concept living area boasts durable vinyl plank flooring extending through the main living areas. Upgraded tile enhances the primary bath, secondary bath, and utility, while plush carpet adds comfort to all bedrooms and closets. Outdoor highlights include a large covered rear patio, fully sodded front and back yards, full irrigation system, and full gutters. Enjoy onsite nature-centered amenities, playgrounds, walking trails, and an onsite elementary school. AVAILABLE NOW!

26. 2026-01-16
    listed $317,230 Active 777-char remark

    Show marketing remark (777 chars)

    This stunning 1-story, 4-bedroom, 2-bath "Mockingbird II" by Smith Douglas Homes is located in the Audubon community of Magnolia, TX. The stylish kitchen features granite countertops, 42” upper cabinets, stainless steel appliances, and pendant lighting over the large island. The open-concept living area boasts durable vinyl plank flooring extending through the main living areas. Upgraded tile enhances the primary bath, secondary bath, and utility, while plush carpet adds comfort to all bedrooms and closets. Outdoor highlights include a large covered rear patio, fully sodded front and back yards, full irrigation system, and full gutters. Enjoy onsite nature-centered amenities, playgrounds, walking trails, and an onsite elementary school. AVAILABLE NOW!

27. 2026-01-16
    historical

    Show marketing remark (777 chars)

    This stunning 1-story, 4-bedroom, 2-bath "Mockingbird II" by Smith Douglas Homes is located in the Audubon community of Magnolia, TX. The stylish kitchen features granite countertops, 42” upper cabinets, stainless steel appliances, and pendant lighting over the large island. The open-concept living area boasts durable vinyl plank flooring extending through the main living areas. Upgraded tile enhances the primary bath, secondary bath, and utility, while plush carpet adds comfort to all bedrooms and closets. Outdoor highlights include a large covered rear patio, fully sodded front and back yards, full irrigation system, and full gutters. Enjoy onsite nature-centered amenities, playgrounds, walking trails, and an onsite elementary school. AVAILABLE NOW!

28. 2026-01-09
    price $314,230 770-char remark

    Show marketing remark (770 chars)

    This stunning 1-story, 4-bedroom, 2-bath "Mockingbird II" by Smith Douglas Homes is located in the Audubon community of Magnolia, TX. The stylish kitchen features granite countertops, 42 upper cabinets, stainless steel appliances, and pendant lighting over the large island. The open-concept living area boasts durable vinyl plank flooring extending through the main living areas. Upgraded tile enhances the primary bath, secondary bath, and utility, while plush carpet adds comfort to all bedrooms and closets. Outdoor highlights include a large covered rear patio, fully sodded front and back yards, full irrigation system, and full gutters. Enjoy onsite nature-centered amenities, playgrounds, walking trails, and an onsite elementary school. AVAILABLE NOW!

29. 2026-01-08
    price $314,230
30. 2025-12-23
    status Active 770-char remark

    Show marketing remark (770 chars)

    This stunning 1-story, 4-bedroom, 2-bath "Mockingbird II" by Smith Douglas Homes is located in the Audubon community of Magnolia, TX. The stylish kitchen features granite countertops, 42 upper cabinets, stainless steel appliances, and pendant lighting over the large island. The open-concept living area boasts durable vinyl plank flooring extending through the main living areas. Upgraded tile enhances the primary bath, secondary bath, and utility, while plush carpet adds comfort to all bedrooms and closets. Outdoor highlights include a large covered rear patio, fully sodded front and back yards, full irrigation system, and full gutters. Enjoy onsite nature-centered amenities, playgrounds, walking trails, and an onsite elementary school. AVAILABLE NOW!

31. 2025-12-22
    status Active
32. 2025-09-23
    historical 770-char remark

    Show marketing remark (770 chars)

    This stunning 1-story, 4-bedroom, 2-bath "Mockingbird II" by Smith Douglas Homes is located in the Audubon community of Magnolia, TX. The stylish kitchen features granite countertops, 42 upper cabinets, stainless steel appliances, and pendant lighting over the large island. The open-concept living area boasts durable vinyl plank flooring extending through the main living areas. Upgraded tile enhances the primary bath, secondary bath, and utility, while plush carpet adds comfort to all bedrooms and closets. Outdoor highlights include a large covered rear patio, fully sodded front and back yards, full irrigation system, and full gutters. Enjoy onsite nature-centered amenities, playgrounds, walking trails, and an onsite elementary school. AVAILABLE NOW!

33. 2025-09-22
    status Pending
34. 2025-04-02
    price $301,755 770-char remark

    Show marketing remark (770 chars)

    This stunning 1-story, 4-bedroom, 2-bath "Mockingbird II" by Smith Douglas Homes is located in the Audubon community of Magnolia, TX. The stylish kitchen features granite countertops, 42 upper cabinets, stainless steel appliances, and pendant lighting over the large island. The open-concept living area boasts durable vinyl plank flooring extending through the main living areas. Upgraded tile enhances the primary bath, secondary bath, and utility, while plush carpet adds comfort to all bedrooms and closets. Outdoor highlights include a large covered rear patio, fully sodded front and back yards, full irrigation system, and full gutters. Enjoy onsite nature-centered amenities, playgrounds, walking trails, and an onsite elementary school. AVAILABLE NOW!

35. 2025-04-01
    price $301,755
36. 2025-03-21
    listed $300,455 Active 770-char remark

    Show marketing remark (770 chars)

    This stunning 1-story, 4-bedroom, 2-bath "Mockingbird II" by Smith Douglas Homes is located in the Audubon community of Magnolia, TX. The stylish kitchen features granite countertops, 42 upper cabinets, stainless steel appliances, and pendant lighting over the large island. The open-concept living area boasts durable vinyl plank flooring extending through the main living areas. Upgraded tile enhances the primary bath, secondary bath, and utility, while plush carpet adds comfort to all bedrooms and closets. Outdoor highlights include a large covered rear patio, fully sodded front and back yards, full irrigation system, and full gutters. Enjoy onsite nature-centered amenities, playgrounds, walking trails, and an onsite elementary school. AVAILABLE NOW!

37. 2025-03-20
    listed $300,455 Active

ⓘ 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: $764 · $64/mo
• Projected year-2 tax: $5,124 · $427/mo
• Expected delta: +$4,360/yr (+$363/mo · 571.0%)

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

Taxation est. · year 1

• Rental income: $29,221
• − Mortgage interest: −$15,684
• − Property taxes: −$764
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,338
• − Management: −$2,338
• − HOA: −$1,848
• − Depreciation: −$8,145
• Taxable loss: −$3,295
• Est. tax savings @ 24.0%: +$791
• After-tax cash flow: $2,244/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

-6.8% since first listed

23 events — show timeline

• 2026-05-08 Price Changed $279,990 Zillow
• 2026-05-08 Price Changed $279,990 HARMLS
• 2026-03-31 Price Changed $294,990 Zillow
• 2026-03-30 Price Changed $294,990 HARMLS
• 2026-03-16 Price Changed $306,930 Zillow
• 2026-03-16 Price Changed $306,930 HARMLS
• 2026-02-03 Price Changed $322,230 Zillow
• 2026-02-02 Price Changed $322,230 HARMLS
• 2026-01-17 Relisted — Zillow
• 2026-01-17 Delisted — Zillow
• 2026-01-16 Price Changed $317,230 Zillow
• 2026-01-16 Listing Removed — HARMLS
• 2026-01-16 Listed $317,230 HARMLS
• 2026-01-09 Price Changed $314,230 Zillow
• 2026-01-08 Price Changed $314,230 HARMLS
• 2025-12-23 Relisted — Zillow
• 2025-12-22 Relisted — HARMLS
• 2025-09-23 Delisted — Zillow
• 2025-09-22 Pending — HARMLS
• 2025-04-02 Price Changed $301,755 Zillow
• 2025-04-01 Price Changed $301,755 HARMLS
• 2025-03-21 Listed $300,455 Zillow
• 2025-03-20 Listed $300,455 HARMLS

Property tax history

-0.1%/yr

Latest (2025): $764 · -0.1% YoY. Source: county tax records.