7202 Cool Springs Ct · The Woodlands, TX 77354

$234,900

4 bd · 2.5 ba · 1,834 sqft · SingleFamily public records · 105 Days on market

Built 2007 5,619 sqft lot $128/sqft · 11% below area Est $263k · 11% under $21/mo HOA · 1% of rent ↓ 6% 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 +16.4/30.0
• ARV discount +12.3/15.0
• Appreciation +10.0/10.0
• DSCR +5.1/10.0
• 1% rule +5.0/10.0
• Livability +4.5/5.0
• Schools +3.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Four-bedroom, 2.5-bathroom home with a two-car garage in the desirable Durango Creek community! This home features a bright, open floor plan highlighted by a spacious kitchen equipped with a modern mix of black and stainless-steel appliances. The primary suite is conveniently located on the first floor and includes a private ensuite bathroom with a large walk-in closet. For added privacy, all secondary bedrooms are located on the second floor. The upper level also features a versatile flex space—perfect for a home office or secondary living area—and a conveniently located laundry room, making household tasks a breeze. Enjoy a prime location with easy access to a variety of nearby shopping and dining options. This home is also zoned to the highly-regarded Magnolia ISD. Schedule your private showing today!

Key facts

• Versatile flex space
• Open floor plan
• Spacious kitchen

Tags

• OPEN FLOOR PLAN
• SPACIOUS KITCHEN
• MODERN MIX OF APPLIANCES
• PRIVATE ENSUITE BATHROOM
• LARGE WALK-IN CLOSET
• VERSATILE FLEX SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/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 $234k (0.3% below list).
• Recommended offer: $214k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: Bear Branch El (math 48% / reading 51%, grade D, #865 of 4,322 statewide, top 21%, 579 students, 28% 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).
• Market conditions: Rents flat; 1622 active listings in the ZIP; 13 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 $25k of equity ($2k loan paydown + $23k 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 $66k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($214k) is reasonable based on typical stale-listing flexibility.

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 $213,759 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 1.00% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.46%
• DSCR: 1.11
• GRM: 8.4

CMA / ARV

• ARV (median comp): $262,786
• List price: $234,900
• Delta: -10.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33127 Cottonwood Bnd	0.17mi	4/2.5	1,834 (0%)	1mo	$225,000	$123	91
723 Hinsdale	0.36mi	4/2.0	1,841 (+0%)	3mo	$299,000	$162	78
7127 Hayden Dr	0.55mi	4/2.5	1,869 (+2%)	4mo	$315,000	$169	68
6846 Durango Creek Dr	0.35mi	3/2.0 (-1)	1,910 (+4%)	3mo	$285,000	$149	67
6806 Woodland Oaks	0.34mi	4/2.0	2,005 (+9%)	0mo	$325,000	$162	66
7407 Nickaburr Creek Dr	0.64mi	4/2.5	1,874 (+2%)	4mo	$399,000	$213	63
7022 Dillon Dr	0.68mi	4/2.0	1,867 (+2%)	4mo	$300,000	$161	60
7402 Nickaburr Creek Dr	0.59mi	3/2.0 (-1)	1,824 (-0%)	6mo	$339,999	$186	59
6622 Dillon Dr	0.71mi	3/3.0 (-1)	1,896 (+3%)	0mo	$318,000	$168	54
6711 Durango Creek Dr	0.52mi	3/2.0 (-1)	1,654 (-10%)	1mo	$268,000	$162	52
7115 Nickaburr Creek Dr	0.61mi	3/2.0 (-1)	1,719 (-6%)	6mo	$300,000	$175	49
6626 Grant Dr	0.64mi	3/2.0 (-1)	1,570 (-14%)	5mo	$255,000	$162	35

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: 25.1%
• Equity multiple: 2.98×
• Total profit: $130,470
• Equity at exit: $211,617

10-year hold

• IRR: 21.4%
• Equity multiple: 6.57×
• Total profit: $366,472
• Equity at exit: $456,359

Cash invested: $65,772 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,342 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$365 /mo · $4,374/yr
• Insurance: −$98
• HOA: −$21
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $135

Break-even live

Break-even rent $2,171

Max offer price $234,900

Occupancy floor 89%

Sensitivity live

Price	-10% $268	-5% $201	+0% $135	+5% $68	+10% $2
Rent	-10% $-50	-5% $42	+0% $135	+5% $227	+10% $320
Rate	-1.0pp $253	-0.5pp $195	base $135	+0.5pp $74	+1.0pp $12

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	0.14mi
33200 Forest West St Magnolia, TX	1.0–3.0	1.5–2.5	1307	$4,065	$3.11	0d	22	0.21mi
33139 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	6d	1	1.03mi
33154 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,345	$1.24	19d	1	1.03mi
33154 Oak Heights Pl Magnolia, TX	3.0–4.0	2.5	1896	$2,270	$1.20	0d	6	1.03mi
33154 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,345	$1.24	23d	1	1.03mi
33123 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	6d	1	1.04mi
33130 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	6d	1	1.05mi
33150 Willow Heights Ln Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	6d	1	1.06mi
33146 Willow Heights Ln Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	6d	1	1.06mi
10333 Research Forest Dr Unit 3047 Magnolia, TX	3.0	2.0	1377	$2,383	$1.73	12d	1	1.09mi
10333 Research Forest Dr Unit 3228 Magnolia, TX	3.0	2.0	1377	$2,332	$1.69	0d	1	1.14mi
10333 Research Forest Dr Unit 10366 Magnolia, TX	3.0	2.0	1377	$2,372	$1.72	12d	1	1.14mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 9 events

1. 2026-06-04
   statusdays on market $234,900 Pending 105 DOM
2. 2026-06-03
   days on market $234,900 Active 104 DOM
3. 2026-06-02
   days on market $234,900 Active 103 DOM
4. 2026-06-01
   days on market $234,900 Active 102 DOM
5. 2026-05-31
   days on market $234,900 Active 101 DOM
6. 2026-04-13
   price $239,900 831-char remark

   Show marketing remark (831 chars)

   Four-bedroom, 2.5-bathroom home with a two-car garage in the desirable Durango Creek community! This home features a bright, open floor plan highlighted by a spacious kitchen equipped with a modern mix of black and stainless-steel appliances. The primary suite is conveniently located on the first floor and includes a private ensuite bathroom with a large walk-in closet. For added privacy, all secondary bedrooms are located on the second floor. The upper level also features a versatile flex space—perfect for a home office or secondary living area—and a conveniently located laundry room, making household tasks a breeze. Enjoy a prime location with easy access to a variety of nearby shopping and dining options. This home is also zoned to the highly-regarded Magnolia ISD. Schedule your private showing today!

7. 2026-03-19
   price $249,900 831-char remark

   Show marketing remark (831 chars)

   Four-bedroom, 2.5-bathroom home with a two-car garage in the desirable Durango Creek community! This home features a bright, open floor plan highlighted by a spacious kitchen equipped with a modern mix of black and stainless-steel appliances. The primary suite is conveniently located on the first floor and includes a private ensuite bathroom with a large walk-in closet. For added privacy, all secondary bedrooms are located on the second floor. The upper level also features a versatile flex space—perfect for a home office or secondary living area—and a conveniently located laundry room, making household tasks a breeze. Enjoy a prime location with easy access to a variety of nearby shopping and dining options. This home is also zoned to the highly-regarded Magnolia ISD. Schedule your private showing today!

8. 2026-02-19
   listed $255,000 Active 831-char remark

   Show marketing remark (831 chars)

   Four-bedroom, 2.5-bathroom home with a two-car garage in the desirable Durango Creek community! This home features a bright, open floor plan highlighted by a spacious kitchen equipped with a modern mix of black and stainless-steel appliances. The primary suite is conveniently located on the first floor and includes a private ensuite bathroom with a large walk-in closet. For added privacy, all secondary bedrooms are located on the second floor. The upper level also features a versatile flex space—perfect for a home office or secondary living area—and a conveniently located laundry room, making household tasks a breeze. Enjoy a prime location with easy access to a variety of nearby shopping and dining options. This home is also zoned to the highly-regarded Magnolia ISD. Schedule your private showing today!

9. 2015-05-07
   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: $4,374 · $365/mo
• Projected year-2 tax: $4,374 · $365/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 4/10 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: $28,105
• − Mortgage interest: −$13,158
• − Property taxes: −$4,374
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,248
• − Management: −$2,248
• − HOA: −$252
• − Depreciation: −$6,833
• Taxable loss: −$2,184
• Est. tax savings @ 24.0%: +$524
• After-tax cash flow: $2,144/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

-5.9% since first listed

4 events — show timeline

• 2026-04-13 Price Changed $239,900 HARMLS
• 2026-03-19 Price Changed $249,900 HARMLS
• 2026-02-19 Listed $255,000 HARMLS
• 2015-05-07 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $4,374 · -4.9% YoY. Source: county tax records.