7006 Durango Creek Dr · The Woodlands, TX 77354

$332,000

4 bd · 2.5 ba · 2,872 sqft · SingleFamily public records · 154 Days on market

Built 2009 5,501 sqft lot $116/sqft · at area comps Est $321k · at est. $40/mo HOA · 2% 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 +6.7/30.0
• ARV discount +5.9/15.0
• Livability +4.5/5.0
• Schools +3.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.0/10.0

Listing remarks MLS

Beautiful home with brick and stone elevation with large covered front porch and sitting area. Spacious kitchen with lots of cabinetry for storage, breakfast bar overlooks family room with cozy gas fireplace and high ceilings that make it feel open and bright. Large primary bedroom has sitting area that looks out to the large backyard and covered patio. Bath has oversize soaking tub, separate large shower and spacious walk-in closet. Upstairs are 3 extra bedrooms, large game room and full secondary bathroom with tub/shower combo. New HVAC and gutters installed in 2022. Fenced back yard has covered patio and storage shed. There is access to a playground with stocked ponds for afternoon fishing. Several grocery stores and eateries are within minutes for your needs. Schedule your showing today!!

Key facts

• Cozy gas fireplace
• High ceilings
• Sitting area

Tags

• BRICK AND STONE ELEVATION
• LARGE COVERED FRONT PORCH
• BREAKFAST BAR
• COZY GAS FIREPLACE
• HIGH CEILINGS
• SITTING AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $332k.

Deal economics

• At list price, monthly cash flow is $-527 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (28.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (29.5% below list).
• Recommended offer: $234k (29.5% below list) — sets the bar for 1% rule.
• Cap rate 4.4% 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: schools A+, amenities A+, commute 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.
• Market conditions: Rents flat; 1604 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 $35k of equity ($2k loan paydown + $33k 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 ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($292k) is reasonable based on typical stale-listing flexibility.
• 5 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 $233,994 (29.5% 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 154 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 4.39%
• Cash-on-cash: -6.80%
• DSCR: 0.70
• GRM: 11.8

CMA / ARV

• ARV (median comp): $320,557
• List price: $332,000
• Delta: 3.57%
• 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
6910 Windcrest Estates Ct	0.36mi	4/3.5	2,891 (+1%)	1mo	$750,000	$259	77
7455 Durango Creek Dr	0.42mi	4/3.5	2,886 (+0%)	2mo	$295,000	$102	74
6811 Woodland Oaks	0.14mi	4/2.5	2,546 (-11%)	2mo	$499,900	$196	72
6702 Brown Bark	0.54mi	4/3.0	2,787 (-3%)	1mo	$730,000	$262	67
7430 Casita Dr	0.36mi	4/3.5	3,002 (+4%)	8mo	$350,000	$117	65
906 Wiley Dr	0.46mi	4/2.0	2,608 (-9%)	3mo	$390,000	$150	58
7106 Durango Dr	0.43mi	4/2.5	2,468 (-14%)	0mo	$369,000	$150	57
718 Weeping Willow Way	0.70mi	4/3.0	3,031 (+6%)	3mo	$686,900	$227	54
1023 Carson Dr	0.63mi	4/2.5	2,616 (-9%)	10mo	$309,500	$118	48
1003 Carson Dr	0.59mi	4/2.5	2,519 (-12%)	12mo	$335,000	$133	42
319 Weisinger Dr	0.68mi	3/2.5 (-1)	2,541 (-12%)	6mo	$519,950	$205	39
34007 Conroe Huffsmith Rd	0.74mi	3/3.5 (-1)	3,154 (+10%)	13mo	$565,000	$179	30

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: 18.8%
• Equity multiple: 2.52×
• Total profit: $141,215
• Equity at exit: $299,092

10-year hold

• IRR: 16.9%
• Equity multiple: 5.64×
• Total profit: $431,245
• Equity at exit: $645,003

Cash invested: $92,960 (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: 1604
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,340 medium
• Mortgage (P&I): −$1,741
• Tax from tax record: −$456 /mo · $5,470/yr
• Insurance: −$138
• HOA: −$40
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-527

Break-even live

Break-even rent $3,007

Max offer price $238,970

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: $83,000
• Closing costs: $9,960
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7210 Alava Dr Magnolia, TX	4.0	3.0	2031	$2,235	$1.10	43d	1	0.16mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: gas

Listing history 27 events

1. 2026-06-18
   days on market $332,000 Active 154 DOM
2. 2026-06-17
   days on market $332,000 Active 153 DOM
3. 2026-06-16
   days on market $332,000 Active 152 DOM
4. 2026-06-15
   days on market $332,000 Active 151 DOM
5. 2026-06-13
   days on market $332,000 Active 149 DOM
6. 2026-06-09
   days on market $332,000 Active 145 DOM
7. 2026-06-08
   days on market $332,000 Active 144 DOM
8. 2026-06-07
   days on market $332,000 Active 143 DOM
9. 2026-06-04
   pricedays on market $332,000 Active 140 DOM
10. 2026-06-03
    days on market $336,000 Active 139 DOM
11. 2026-06-02
    days on market $336,000 Active 138 DOM
12. 2026-06-01
    days on market $336,000 Active 137 DOM
13. 2026-05-31
    days on market $336,000 Active 136 DOM
14. 2026-01-15
    listed $340,000 Active 803-char remark

    Show marketing remark (803 chars)

    Beautiful home with brick and stone elevation with large covered front porch and sitting area. Spacious kitchen with lots of cabinetry for storage, breakfast bar overlooks family room with cozy gas fireplace and high ceilings that make it feel open and bright. Large primary bedroom has sitting area that looks out to the large backyard and covered patio. Bath has oversize soaking tub, separate large shower and spacious walk-in closet. Upstairs are 3 extra bedrooms, large game room and full secondary bathroom with tub/shower combo. New HVAC and gutters installed in 2022. Fenced back yard has covered patio and storage shed. There is access to a playground with stocked ponds for afternoon fishing. Several grocery stores and eateries are within minutes for your needs. Schedule your showing today!!

15. 2021-08-13
    soldstatus
16. 2021-08-12
    soldstatus Sold 616-char remark

    Show marketing remark (616 chars)

    Great curb appeal, with brick and stone elevation and large covered front porch! Spacious kitchen with eat in bar, overlooks family room with fireplace, making your new home feel open and bright. Large Master bedroom with sitting area, has en-suite bathroom which includes oversized soaking tub, separate frameless glass shower, and walk-in closet. Upstairs are three more bedrooms, a full bathroom, and a game room! Backyard features large covered back porch with plenty of yard. Zoned to wonderful Magnolia schools, close to grocery, restaurants, and parks! Low Taxes with all new developments and retail close by.

17. 2021-07-21
    status Pending 616-char remark

    Show marketing remark (616 chars)

    Great curb appeal, with brick and stone elevation and large covered front porch! Spacious kitchen with eat in bar, overlooks family room with fireplace, making your new home feel open and bright. Large Master bedroom with sitting area, has en-suite bathroom which includes oversized soaking tub, separate frameless glass shower, and walk-in closet. Upstairs are three more bedrooms, a full bathroom, and a game room! Backyard features large covered back porch with plenty of yard. Zoned to wonderful Magnolia schools, close to grocery, restaurants, and parks! Low Taxes with all new developments and retail close by.

18. 2021-07-12
    status Option Pending 616-char remark

    Show marketing remark (616 chars)

    Great curb appeal, with brick and stone elevation and large covered front porch! Spacious kitchen with eat in bar, overlooks family room with fireplace, making your new home feel open and bright. Large Master bedroom with sitting area, has en-suite bathroom which includes oversized soaking tub, separate frameless glass shower, and walk-in closet. Upstairs are three more bedrooms, a full bathroom, and a game room! Backyard features large covered back porch with plenty of yard. Zoned to wonderful Magnolia schools, close to grocery, restaurants, and parks! Low Taxes with all new developments and retail close by.

19. 2021-07-09
    listed $295,000 Active 616-char remark

    Show marketing remark (616 chars)

    Great curb appeal, with brick and stone elevation and large covered front porch! Spacious kitchen with eat in bar, overlooks family room with fireplace, making your new home feel open and bright. Large Master bedroom with sitting area, has en-suite bathroom which includes oversized soaking tub, separate frameless glass shower, and walk-in closet. Upstairs are three more bedrooms, a full bathroom, and a game room! Backyard features large covered back porch with plenty of yard. Zoned to wonderful Magnolia schools, close to grocery, restaurants, and parks! Low Taxes with all new developments and retail close by.

20. 2011-11-17
    soldstatus
21. 2011-11-10
    soldstatus
22. 2011-10-25
    historical
23. 2011-10-06
    listed $145,000
24. 2010-04-29
    historical
25. 2009-07-17
    historical
26. 2009-07-01
    listed $168,000
27. 2009-01-21
    listed $198,265

ⓘ 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: $5,470 · $456/mo
• Projected year-2 tax: $6,076 · $506/mo
• Expected delta: +$606/yr (+$51/mo · 11.1%)

ⓘ 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: $28,079
• − Mortgage interest: −$18,597
• − Property taxes: −$5,470
• − Insurance: −$1,660
• − Repairs & maintenance: −$2,246
• − Management: −$2,246
• − HOA: −$480
• − Depreciation: −$9,658
• Taxable loss: −$12,278
• Est. tax savings @ 24.0%: +$2,947
• After-tax cash flow: $-3,373/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: 106,505
• 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

+71.5% since first listed

14 events — show timeline

• 2026-01-15 Listed $340,000 HARMLS
• 2021-08-13 Sold (Public Records) — Public Records
• 2021-08-12 Sold (MLS) — HARMLS
• 2021-07-21 Pending — HARMLS
• 2021-07-12 Pending — HARMLS
• 2021-07-09 Listed $295,000 HARMLS
• 2011-11-17 Sold (Public Records) — Public Records
• 2011-11-10 Sold (MLS) — HARMLS
• 2011-10-25 Listing Removed — HARMLS
• 2011-10-06 Listed $145,000 HARMLS
• 2010-04-29 Listing Removed — HARMLS
• 2009-07-17 Listing Removed — HARMLS
• 2009-07-01 Listed $168,000 HARMLS
• 2009-01-21 Listed $198,265 HARMLS

Property tax history

+15.9%/yr

Latest (2025): $5,470 · +100.3% YoY. Source: county tax records.