1002 Westwood North Dr · The Woodlands, TX 77354

$325,000

4 bd · 2.0 ba · 2,160 sqft · SingleFamily public records · 8 Days on market

Built 1999 0.46 ac lot Est $441k · 26% under $21/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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.0/30.0
• 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 +1.2/10.0

Listing remarks MLS

This terrific one story is the perfect family floor plan! Master bedroom is on one side of the house, secondary bedrooms and bath on the other! Large kitchen with breakfast bar and dining area will be where everyone gathers. An extra measure of security is offered by the ''whole house'' generator that is built into the property. Never again will you worry about a power outage. The 20000 sq. ft. lot is the perfect place for famiy play, backyard BBQ's or even that pool you've been dreaming of!

Key facts

• 0.46 acre lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-481 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (26.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (26.2% below list).
• Recommended offer: $240k (26.2% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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; 9 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 $35k of equity ($2k loan paydown + $32k 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 ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,962 (26.2% 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: 4.52%
• Cash-on-cash: -6.34%
• DSCR: 0.72
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $440,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1002 Westwood North Dr	0.00mi	4/2.0	2,160 (0%)	0mo	$325,000	$150	100
715 Westwood North Dr	0.24mi	3/2.5 (-1)	1,952 (-10%)	1mo	$359,000	$184	65
6221 Ranch Lake Dr	0.56mi	3/2.5 (-1)	2,161 (0%)	6mo	$650,000	$301	62
6002 Ranch Park Dr	0.43mi	3/2.0 (-1)	1,959 (-9%)	1mo	$749,000	$382	59
5906 Sugar Bush Dr	0.21mi	3/2.0 (-1)	1,886 (-13%)	7mo	$364,000	$193	58
411 Monarch Oak Dr	0.57mi	3/2.0 (-1)	2,276 (+5%)	8mo	$400,000	$176	53
6107 Cypress Way Dr	0.50mi	4/3.0	2,398 (+11%)	3mo	$629,000	$262	52
906 Weeping Willow Way	0.63mi	3/2.5 (-1)	2,248 (+4%)	7mo	$549,900	$245	51
6418 Sugar Bush Dr	0.72mi	4/2.5	2,344 (+8%)	4mo	$445,000	$190	47
5818 Pacco Ln	0.68mi	4/3.0	2,457 (+14%)	2mo	$474,900	$193	40
803 Weeping Willow Way	0.71mi	3/2.5 (-1)	2,433 (+13%)	1mo	$599,000	$246	38
407 Box Elder Dr	0.74mi	3/2.5 (-1)	2,372 (+10%)	8mo	$485,000	$204	36

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: 19.1%
• Equity multiple: 2.54×
• Total profit: $140,193
• Equity at exit: $292,786

10-year hold

• IRR: 17.1%
• Equity multiple: 5.68×
• Total profit: $425,721
• Equity at exit: $631,404

Cash invested: $91,000 (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: $2,400 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$516 /mo · $6,190/yr
• Insurance: −$135
• HOA: −$21
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-481

Break-even live

Break-even rent $3,008

Max offer price $240,057

Occupancy floor —

Sensitivity live

Price	-10% $-297	-5% $-389	+0% $-481	+5% $-573	+10% $-665
Rent	-10% $-670	-5% $-576	+0% $-481	+5% $-386	+10% $-291
Rate	-1.0pp $-317	-0.5pp $-398	base $-481	+0.5pp $-565	+1.0pp $-651

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
340 Watermere Dr Conroe, TX	1.0–3.0	1.0–2.5	1307	$2,500	$1.91	7d	22	0.92mi
33150 Willow Heights Ln Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	7d	1	1.28mi
33146 Willow Heights Ln Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	7d	1	1.28mi
33154 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,345	$1.24	24d	1	1.28mi
33154 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,345	$1.24	19d	1	1.28mi
33154 Oak Heights Pl Magnolia, TX	3.0–4.0	2.5	1896	$2,270	$1.20	0d	6	1.28mi
33139 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	7d	1	1.31mi
33130 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	7d	1	1.31mi
33123 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	7d	1	1.33mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: poolsecurity

Listing history 11 events

1. 2026-06-04
   status $325,000 Pending 8 DOM
2. 2026-06-03
   days on market $325,000 Active 8 DOM
3. 2026-06-02
   days on market $325,000 Active 7 DOM
4. 2026-06-01
   days on market $325,000 Active 6 DOM
5. 2026-05-31
   days on market $325,000 Active 5 DOM
6. 2026-05-26
   historical $325,000
7. 2012-03-09
   soldstatus 497-char remark

   Show marketing remark (497 chars)

   This terrific one story is the perfect family floor plan! Master bedroom is on one side of the house, secondary bedrooms and bath on the other! Large kitchen with breakfast bar and dining area will be where everyone gathers. An extra measure of security is offered by the ''whole house'' generator that is built into the property. Never again will you worry about a power outage. The 20000 sq. ft. lot is the perfect place for famiy play, backyard BBQ's or even that pool you've been dreaming of!

8. 2012-03-09
   soldstatus

   Show marketing remark (497 chars)

   This terrific one story is the perfect family floor plan! Master bedroom is on one side of the house, secondary bedrooms and bath on the other! Large kitchen with breakfast bar and dining area will be where everyone gathers. An extra measure of security is offered by the ''whole house'' generator that is built into the property. Never again will you worry about a power outage. The 20000 sq. ft. lot is the perfect place for famiy play, backyard BBQ's or even that pool you've been dreaming of!

9. 2011-11-21
   historical 497-char remark

   Show marketing remark (497 chars)

   This terrific one story is the perfect family floor plan! Master bedroom is on one side of the house, secondary bedrooms and bath on the other! Large kitchen with breakfast bar and dining area will be where everyone gathers. An extra measure of security is offered by the ''whole house'' generator that is built into the property. Never again will you worry about a power outage. The 20000 sq. ft. lot is the perfect place for famiy play, backyard BBQ's or even that pool you've been dreaming of!

10. 2011-10-15
    listed $192,000 497-char remark

    Show marketing remark (497 chars)

    This terrific one story is the perfect family floor plan! Master bedroom is on one side of the house, secondary bedrooms and bath on the other! Large kitchen with breakfast bar and dining area will be where everyone gathers. An extra measure of security is offered by the ''whole house'' generator that is built into the property. Never again will you worry about a power outage. The 20000 sq. ft. lot is the perfect place for famiy play, backyard BBQ's or even that pool you've been dreaming of!

11. 2006-08-02
    soldstatus

ⓘ 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: $6,190 · $516/mo
• Projected year-2 tax: $6,190 · $516/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 24 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: $28,795
• − Mortgage interest: −$18,205
• − Property taxes: −$6,190
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − HOA: −$252
• − Depreciation: −$9,455
• Taxable loss: −$11,538
• Est. tax savings @ 24.0%: +$2,769
• After-tax cash flow: $-3,001/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
• 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

+69.3% since first listed

6 events — show timeline

• 2026-05-26 Coming Soon $325,000 HARMLS
• 2012-03-09 Sold (Public Records) — Public Records
• 2012-03-09 Sold (MLS) — HARMLS
• 2011-11-21 Listing Removed — HARMLS
• 2011-10-15 Listed $192,000 HARMLS
• 2006-08-02 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $6,190 · +5.4% YoY. Source: county tax records.