34215 Conroe Huffsmith Rd · The Woodlands, TX 77354

$440,000

4 bd · 2.5 ba · 2,473 sqft · SingleFamily public records · 63 Days on market

Built 2005 0.46 ac lot $178/sqft · 10% below area Est $488k · 10% 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 +12.0/15.0
• Appreciation +10.0/10.0
• Livability +4.5/5.0
• Cash flow +4.3/30.0
• Schools +3.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This beautiful 4-bedroom, 2.5-bath two-story home, tucked in the back of the desirable Westwood community. The soaring ceilings and charming archways exude elegance. Spacious rooms, mature landscaping, and a large, covered veranda enhance its appeal. The two-story living room, complete with a cozy fireplace, opens to a formal dining area. The well equipped kitchen features granite countertops, a gas range, island, NEW stainless steel appliances, a pantry, and a breakfast nook. The main-level primary suite offers a private, spa-inspired bath and a custom walk-in closet. A generous laundry room with a utility sink provides added convenience. Step outside to a fully fenced backyard with mature trees, a covered patio and a newly added 24x12 shed. Located near shopping, dining, and entertainment. Enjoy the low 1.5% tax rate and a range of community amenities: pool, park, pavilion, tennis courts, and basketball courts. Experience the perfect balance of country charm and city convenience!

Key facts

• Covered veranda
• Cozy fireplace
• Granite countertops

Tags

• COVERED VERANDA
• TWO-STORY LIVING ROOM
• COZY FIREPLACE
• WELL EQUIPPED KITCHEN
• GRANITE COUNTERTOPS
• GAS RANGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $440k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (46.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (46.4% below list).
• Recommended offer: $234k (46.8% below list) — sets the bar for cash-flow.
• Cap rate 3.1% 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; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $47k of equity ($3k loan paydown + $44k 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 ~$76k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($414k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,178 (46.8% 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 63 days. Have you received any prior offers? Is the seller open to a 47% 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: 0.54% ✗
• Cap rate: 3.12%
• Cash-on-cash: -11.35%
• DSCR: 0.50
• GRM: 15.6

CMA / ARV

• ARV (median comp): $488,441
• List price: $440,000
• Delta: -9.92%
• 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
803 Weeping Willow Way	0.19mi	3/2.5 (-1)	2,433 (-2%)	1mo	$599,000	$246	82
6107 Cypress Way Dr	0.28mi	4/3.0	2,398 (-3%)	3mo	$629,000	$262	77
6418 Sugar Bush Dr	0.25mi	4/2.5	2,344 (-5%)	4mo	$445,000	$190	77
803 Box Elder Dr	0.24mi	3/2.5 (-1)	2,530 (+2%)	4mo	$515,000	$204	77
919 Mcdaniel Dr	0.09mi	4/2.0	2,790 (+13%)	1mo	$515,000	$185	72
906 Wiley Dr	0.34mi	4/2.0	2,608 (+6%)	3mo	$390,000	$150	71
419 Box Elder Dr	0.50mi	3/2.5 (-1)	2,526 (+2%)	0mo	$575,000	$228	68
5818 Pacco Ln	0.66mi	4/3.0	2,457 (-1%)	2mo	$474,900	$193	64
603 Douglas Fir Dr	0.75mi	4/2.0	2,603 (+5%)	2mo	$475,000	$182	52
6627 Woodland Oaks	0.63mi	3/2.5 (-1)	2,276 (-8%)	0mo	$305,000	$134	52
1002 Westwood North Dr	0.57mi	4/2.0	2,160 (-13%)	0mo	$325,000	$150	50
6702 Brown Bark	0.73mi	4/3.0	2,787 (+13%)	1mo	$730,000	$262	42

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: 15.8%
• Equity multiple: 2.29×
• Total profit: $159,267
• Equity at exit: $396,387

10-year hold

• IRR: 14.9%
• Equity multiple: 5.19×
• Total profit: $516,191
• Equity at exit: $854,823

Cash invested: $123,200 (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: 15.6×

Monthly cashflow live

• Estimated rent: $2,357 high
• Mortgage (P&I): −$2,307
• Tax from tax record: −$515 /mo · $6,181/yr
• Insurance: −$183
• HOA: −$21
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-1,165

Break-even live

Break-even rent $3,831

Max offer price $234,178

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: $110,000
• Closing costs: $13,200
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	0.98mi
33154 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,345	$1.24	17d	1	1.02mi
33154 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,345	$1.24	22d	1	1.02mi
33154 Oak Heights Pl Magnolia, TX	3.0–4.0	2.5	1812	$2,270	$1.25	5d	7	1.02mi
33150 Willow Heights Ln Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	5d	1	1.02mi
33146 Willow Heights Ln Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	5d	1	1.03mi
33139 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	5d	1	1.04mi
33130 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	5d	1	1.05mi
33123 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	5d	1	1.06mi
33200 Forest West St Magnolia, TX	1.0–3.0	1.5–2.5	1307	$4,065	$3.11	1d	22	1.20mi
340 Watermere Dr Conroe, TX	1.0–3.0	1.0–2.5	1307	$2,500	$1.91	5d	22	1.32mi

HOA detail

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

Listing history 29 events

1. 2026-06-04
   days on market $440,000 Pending 63 DOM
2. 2026-06-03
   days on market $440,000 Pending 62 DOM
3. 2026-06-02
   days on market $440,000 Pending 61 DOM
4. 2026-06-01
   days on market $440,000 Pending 60 DOM
5. 2026-05-31
   days on market $440,000 Pending 59 DOM
6. 2026-04-25
   price $440,000 996-char remark

   Show marketing remark (996 chars)

   This beautiful 4-bedroom, 2.5-bath two-story home, tucked in the back of the desirable Westwood community. The soaring ceilings and charming archways exude elegance. Spacious rooms, mature landscaping, and a large, covered veranda enhance its appeal. The two-story living room, complete with a cozy fireplace, opens to a formal dining area. The well equipped kitchen features granite countertops, a gas range, island, NEW stainless steel appliances, a pantry, and a breakfast nook. The main-level primary suite offers a private, spa-inspired bath and a custom walk-in closet. A generous laundry room with a utility sink provides added convenience. Step outside to a fully fenced backyard with mature trees, a covered patio and a newly added 24x12 shed. Located near shopping, dining, and entertainment. Enjoy the low 1.5% tax rate and a range of community amenities: pool, park, pavilion, tennis courts, and basketball courts. Experience the perfect balance of country charm and city convenience!

7. 2026-04-15
   price $445,000 996-char remark

   Show marketing remark (996 chars)

   This beautiful 4-bedroom, 2.5-bath two-story home, tucked in the back of the desirable Westwood community. The soaring ceilings and charming archways exude elegance. Spacious rooms, mature landscaping, and a large, covered veranda enhance its appeal. The two-story living room, complete with a cozy fireplace, opens to a formal dining area. The well equipped kitchen features granite countertops, a gas range, island, NEW stainless steel appliances, a pantry, and a breakfast nook. The main-level primary suite offers a private, spa-inspired bath and a custom walk-in closet. A generous laundry room with a utility sink provides added convenience. Step outside to a fully fenced backyard with mature trees, a covered patio and a newly added 24x12 shed. Located near shopping, dining, and entertainment. Enjoy the low 1.5% tax rate and a range of community amenities: pool, park, pavilion, tennis courts, and basketball courts. Experience the perfect balance of country charm and city convenience!

8. 2026-04-02
   listed $455,000 Active 996-char remark

   Show marketing remark (996 chars)

   This beautiful 4-bedroom, 2.5-bath two-story home, tucked in the back of the desirable Westwood community. The soaring ceilings and charming archways exude elegance. Spacious rooms, mature landscaping, and a large, covered veranda enhance its appeal. The two-story living room, complete with a cozy fireplace, opens to a formal dining area. The well equipped kitchen features granite countertops, a gas range, island, NEW stainless steel appliances, a pantry, and a breakfast nook. The main-level primary suite offers a private, spa-inspired bath and a custom walk-in closet. A generous laundry room with a utility sink provides added convenience. Step outside to a fully fenced backyard with mature trees, a covered patio and a newly added 24x12 shed. Located near shopping, dining, and entertainment. Enjoy the low 1.5% tax rate and a range of community amenities: pool, park, pavilion, tennis courts, and basketball courts. Experience the perfect balance of country charm and city convenience!

9. 2026-03-10
   historical
10. 2026-02-23
    listed $450,000 Active
11. 2026-02-22
    historical
12. 2026-02-15
    price $455,000
13. 2026-02-12
    price $463,000
14. 2026-02-06
    price $465,000
15. 2026-01-22
    price $467,000
16. 2026-01-15
    price $469,000
17. 2026-01-11
    price $473,000
18. 2025-12-05
    listed $475,000 Active
19. 2025-07-07
    soldstatus Closed
20. 2025-07-07
    soldstatus
21. 2025-06-24
    status Pending
22. 2025-06-17
    status Pending
23. 2025-06-09
    status Option Pending
24. 2025-06-05
    listed $420,000 Active
25. 2025-03-24
    historical
26. 2025-01-13
    price $425,000
27. 2024-12-06
    listed $429,000 Active
28. 2024-12-04
    historical
29. 1991-11-12
    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: $6,181 · $515/mo
• Projected year-2 tax: $8,052 · $671/mo
• Expected delta: +$1,871/yr (+$156/mo · 30.3%)

ⓘ 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 9/10 Extreme 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: $28,279
• − Mortgage interest: −$24,647
• − Property taxes: −$6,181
• − Insurance: −$2,200
• − Repairs & maintenance: −$2,262
• − Management: −$2,262
• − HOA: −$252
• − Depreciation: −$12,800
• Taxable loss: −$22,325
• Est. tax savings @ 24.0%: +$5,358
• After-tax cash flow: $-8,623/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

+2.6% since first listed

24 events — show timeline

• 2026-04-25 Price Changed $440,000 HARMLS
• 2026-04-15 Price Changed $445,000 HARMLS
• 2026-04-02 Listed $455,000 HARMLS
• 2026-03-10 Listing Removed — HARMLS
• 2026-02-23 Listed $450,000 HARMLS
• 2026-02-22 Listing Removed — HARMLS
• 2026-02-15 Price Changed $455,000 HARMLS
• 2026-02-12 Price Changed $463,000 HARMLS
• 2026-02-06 Price Changed $465,000 HARMLS
• 2026-01-22 Price Changed $467,000 HARMLS
• 2026-01-15 Price Changed $469,000 HARMLS
• 2026-01-11 Price Changed $473,000 HARMLS
• 2025-12-05 Listed $475,000 HARMLS
• 2025-07-07 Sold (Public Records) — Public Records
• 2025-07-07 Sold (MLS) — HARMLS
• 2025-06-24 Pending — HARMLS
• 2025-06-17 Pending — HARMLS
• 2025-06-09 Pending — HARMLS
• 2025-06-05 Listed $420,000 HARMLS
• 2025-03-24 Listing Removed — HARMLS
• 2025-01-13 Price Changed $425,000 HARMLS
• 2024-12-06 Listed $429,000 HARMLS
• 2024-12-04 Coming Soon — HARMLS
• 1991-11-12 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $6,181 · -3.7% YoY. Source: county tax records.