15924 Cy Young Ct · Splendora, TX 77372

$269,990

4 bd · 3.5 ba · 2,365 sqft · SingleFamily · 1 Days on market

Built 2025 Good condition $30/mo HOA · 1% of rent ↓ 16% since listing

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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).

• Cash flow +11.8/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• 1% rule +3.5/10.0
• DSCR +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Appreciation +1.8/10.0

Listing remarks

AVAILABLE NOW!! Welcome to this stunning 4 bedroom, 3 1/2 bath home, perfect for families and entertaining! Step inside to find a spacious game room and a kitchen adorned with elegant 42-inch cabinets and beautiful granite countertops. The charm continues with a covered patio, ideal for outdoor gatherings, and a grand mahogany front door that makes a statement. Situated on a generous 60-foot lot, this home offers ample space for outdoor activities. Don't miss out on this incredible opportunity!

Key facts

• 60-foot lot
• Mahogany front door
• Covered patio

Tags

• GAME ROOM
• COVERED PATIO
• MAHOGANY FRONT DOOR
• 60-FOOT LOT

Property features AI

Finance

• HOA & community: Homeowners association: Splendora Fields POA; Annual association fee of $360; Association fee covers common areas

Exterior

• Parking: Attached 2-car garage; Attached garage parking
• Utilities: Public water; Public sewer
• Home design: Residential property; New construction (2025); Faces east; Slab foundation
• Construction: Brick and cement siding exterior; Composition roof; Built in 2025
• Exterior features: Covered patio; Deck; Patio; Private yard; Fence (back yard); Paved driveway

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave
• Bedrooms: Primary bedroom on first floor (18 x 13); Bedroom on second floor (13 x 11); Bedroom on second floor (12 x 12); Bedroom on second floor (12 x 11)
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: High ceilings; Ceiling fan(s); Double vanity; Granite counters; Kitchen island; Kitchen and family room combo; Pantry; Soaking tub; Separate shower; Tub/shower; Vanity; Living/dining room; Insulated doors; Low emissivity windows
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-73 ($-876/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (14.5% below list).
• Recommended offer: $231k (14.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#911 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Splendora ISD (rural): math 25% / reading 31% proficiency, ranked #648 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Peach Creek El (math 23% / reading 22%, grade F, #3,311 of 4,322 statewide, top 77%, 557 students, 65% FRL); Splendora J H (math 28% / reading 42%, grade F, #842 of 1,662 statewide, top 51%, 774 students, 62% FRL); Splendora H S (math 18% / reading 38%, grade F, #1,170 of 1,632 statewide, top 72%, 1,344 students, 59% FRL).
• Market conditions: 542 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).
• This rent runs 35% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Montgomery County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 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.

Recommended offer $230,742 (14.5% 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. 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.85% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.16%
• DSCR: 0.95
• GRM: 9.8

CMA / ARV

• ARV (median comp): $269,990
• List price: $269,990
• Delta: —
• 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
26380 Cooperstown Way	0.09mi	4/3.5	2,365 (0%)	13mo	$332,762	$141	85
15920 Cy Young Ct	0.05mi	5/2.5 (+1)	2,416 (+2%)	1mo	$348,363	$144	84
16048 Sandy Koufax Ct	0.07mi	5/2.5 (+1)	2,416 (+2%)	2mo	$345,692	$143	83
15929 Cy Young Ct W	0.05mi	5/2.5 (+1)	2,416 (+2%)	3mo	$344,344	$143	82
26352 Cooperstown Way	0.09mi	4/3.0	2,121 (-10%)	1mo	$269,990	$127	76
25919 Stan Musial Ct	0.12mi	4/3.0	2,121 (-10%)	2mo	$330,000	$156	73
16024 Sandy Koufax Ct	0.10mi	5/3.5 (+1)	2,656 (+12%)	3mo	$370,213	$139	67
15080 Usher Ln	0.48mi	3/2.0 (-1)	2,283 (-4%)	0mo	$400,000	$175	60
15311 Willie Mays Ct	0.54mi	4/2.5	2,358 (-0%)	12mo	$308,000	$131	60
26194 Cooperstown Way	0.39mi	5/3.5 (+1)	2,656 (+12%)	12mo	$358,144	$135	46
26585 1st Ter	0.68mi	3/2.5 (-1)	2,304 (-3%)	11mo	$510,000	$221	46
15315 Willie Mays Ct	0.53mi	5/3.5 (+1)	2,656 (+12%)	10mo	$374,990	$141	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.36×
• Total profit: $-48,345
• Equity at exit: $40,256

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-47,866
• Equity at exit: $23,344

Cash invested: $75,597 (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 77372

• Home prices YoY: -2.1%
• Active inventory: 542
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,307 medium
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$337 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$30
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-73

Break-even live

Break-even rent $2,400

Max offer price $259,430

Occupancy floor 98%

Sensitivity live

Price	-10% $114	-5% $20	+0% $-73	+5% $-166	+10% $-260
Rent	-10% $-255	-5% $-164	+0% $-73	+5% $18	+10% $109
Rate	-1.0pp $63	-0.5pp $-4	base $-73	+0.5pp $-143	+1.0pp $-214

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: $67,498
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25687 Roy Rogers Ct Splendora, TX	4.0	2.5	1968	$1,983	$1.01	11d	1	1.24mi
25687 Roy Rogers Ct Splendora, TX	4.0	3.0	1607	$1,895	$1.18	5d	1	1.24mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 36 events

1. 2026-06-13
   status $269,990 Pending 1 DOM
2. 2026-06-10
   days on marketlisting id $269,990 Active 1 DOM
3. 2026-06-09
   days on market $269,990 Active 42 DOM
4. 2026-06-08
   days on market $269,990 Active 41 DOM
5. 2026-06-07
   days on market $269,990 Active 40 DOM
6. 2026-06-04
   days on market $269,990 Active 37 DOM
7. 2026-06-03
   days on market $269,990 Active 36 DOM
8. 2026-06-02
   days on market $269,990 Active 35 DOM
9. 2026-06-01
   days on market $269,990 Active 34 DOM
10. 2026-05-31
    days on market $269,990 Active 33 DOM
11. 2026-05-06
    price $269,990 499-char remark
12. 2026-04-28
    listed $289,990 Active 499-char remark
13. 2026-04-28
    historical
14. 2026-03-31
    price $289,990
15. 2026-03-23
    listed $314,990 Active
16. 2026-03-23
    historical
17. 2026-02-12
    listed $314,990 Active
18. 2026-02-12
    historical
19. 2026-01-05
    price $314,990
20. 2025-12-30
    listed $299,990 Active
21. 2025-12-30
    historical
22. 2025-11-20
    listed $299,990 Active
23. 2025-11-20
    historical
24. 2025-10-31
    price $299,990
25. 2025-09-16
    listed $322,598 Active
26. 2025-09-08
    historical
27. 2025-07-29
    listed $322,598 Active
28. 2025-07-28
    historical
29. 2025-05-22
    listed $322,598 Active
30. 2025-05-21
    historical
31. 2025-03-28
    listed $322,598 Active
32. 2025-03-27
    historical
33. 2025-02-04
    listed $322,598 Active
34. 2025-02-03
    historical
35. 2025-01-24
    price $322,598
36. 2024-12-07
    listed $319,598 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,689
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,215
• − Management: −$2,215
• − HOA: −$360
• − Depreciation: −$7,854
• Taxable loss: −$5,479
• Est. tax savings @ 24.0%: +$1,315
• After-tax cash flow: $439/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, move-in-ready home offers a spacious layout with modern amenities and a covered patio, making it an ideal choice for families and entertaining.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Upgrading the flooring in the kitchen and bathrooms — Improves functionality and appearance
• Both Installing smart home technology — Enhances convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Upgrading the flooring in the kitchen and bathrooms — Improves functionality and appearance ↑
• Both Installing smart home technology — Enhances convenience and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Splendora ISD
• NCES district ID: 4841070
• Math proficiency: 25% ▼ -8.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $54,166
• Composite: 24.92/100
• National rank: #7572
• State rank: #648 of 826 in TX

Livability — Splendora

• Score: 62/100
• State rank: #911
• US rank: #16335

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment C+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 663,713 people
• City population: 14,367
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 14,367
• Household income: $79,085
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 135.0

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: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 36% Two or more races 9% Native American 1%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Lithuanian 4% Italian 2% Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 71% English-only · Spanish 28%

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: ▼ -6.47%
• Current HPI: 306.9962
• Rent YoY: —
• 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

-15.5% since first listed

29 events — show timeline

• 2026-06-10 Pending — HARMLS
• 2026-06-09 Listing Removed — HARMLS
• 2026-06-09 Listed $269,990 HARMLS
• 2026-05-06 Price Changed $269,990 HARMLS
• 2026-04-28 Listing Removed — HARMLS
• 2026-04-28 Listed $289,990 HARMLS
• 2026-03-31 Price Changed $289,990 HARMLS
• 2026-03-23 Listing Removed — HARMLS
• 2026-03-23 Listed $314,990 HARMLS
• 2026-02-12 Listing Removed — HARMLS
• 2026-02-12 Listed $314,990 HARMLS
• 2026-01-05 Price Changed $314,990 HARMLS
• 2025-12-30 Listing Removed — HARMLS
• 2025-12-30 Listed $299,990 HARMLS
• 2025-11-20 Listing Removed — HARMLS
• 2025-11-20 Listed $299,990 HARMLS
• 2025-10-31 Price Changed $299,990 HARMLS
• 2025-09-16 Listed $322,598 HARMLS
• 2025-09-08 Listing Removed — HARMLS
• 2025-07-29 Listed $322,598 HARMLS
• 2025-07-28 Listing Removed — HARMLS
• 2025-05-22 Listed $322,598 HARMLS
• 2025-05-21 Listing Removed — HARMLS
• 2025-03-28 Listed $322,598 HARMLS
• 2025-03-27 Listing Removed — HARMLS
• 2025-02-04 Listed $322,598 HARMLS
• 2025-02-03 Listing Removed — HARMLS
• 2025-01-24 Price Changed $322,598 HARMLS
• 2024-12-07 Listed $319,598 HARMLS