711 Levi Bnd · The Woodlands, TX 77354

$279,900

4 bd · 2.0 ba · 1,852 sqft · SingleFamily public records · 7 Days on market

Built 2005 5,501 sqft lot Est $300k · 7% under $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).

• ARV discount +10.5/15.0
• Appreciation +10.0/10.0
• Cash flow +9.6/30.0
• Livability +4.5/5.0
• Schools +3.9/10.0
• 1% rule +3.2/10.0
• DSCR +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful 4 bedroom 2 bath home located close to park, schools & restaurants near The Woodlands/Magnolia. Spacious entry way, split floor plan along with High ceilings & open floor concept offer a light & bright feeling. Walk thru kitchen w/ Breakfast bar, 42'cabinets with tile floors. Master bedroom suite with Large Walk in Closet, Dual Sinks, Spa Tub & Separate Shower. Extra room (7x8) offers loads of Storage space and has an office nook (7x5). Home awaits your family, come look today!

Key facts

• Dual sinks
• Walk-thru kitchen
• Single-story home

Tags

• SINGLE-STORY HOME
• WALK-THRU KITCHEN
• BREAKFAST BAR
• PRIVATE PRIMARY SUITE
• SITTING WINDOW
• DUAL SINKS

Property features AI

Finance

• HOA & community: Association: Real Manage; Annual association fee collected annually; Association amenities include a picnic area, playground and park; Association fee covers common areas and recreation facilities

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Public sewer
• Home design: Residential property; Full ownership; Slab foundation
• Construction: Built in 2005; Brick and cement siding exterior; Composition roof; Slab foundation
• Exterior features: Subdivision setting; Pond on the lot; Concrete road/driveway surface

Interior

• Kitchen: Dishwasher; Free-standing range; Gas oven; Microwave; Garbage disposal
• Bedrooms: Total rooms: 9
• Bathrooms: 2 full bathrooms
• Interior features: Gas log fireplace (one); Breakfast bar; Double vanity; Kitchen/family room combo; Pantry; Soaking tub; Separate shower; Tub/shower; Ceiling fans; Kitchen/dining combo; Programmable thermostat; Ventilation for improved indoor air quality
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-190 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (18.2% below list).
• Recommended offer: $229k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: 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; 1604 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $30k of equity ($2k loan paydown + $28k 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 ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $228,919 (18.2% 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: 0.82% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.91%
• DSCR: 0.87
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $300,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
723 Hinsdale	0.13mi	4/2.0	1,841 (-1%)	3mo	$299,000	$162	91
6846 Durango Creek Dr	0.10mi	3/2.0 (-1)	1,910 (+3%)	3mo	$285,000	$149	82
6711 Durango Creek Dr	0.13mi	3/2.0 (-1)	1,654 (-11%)	1mo	$268,000	$162	70
6806 Woodland Oaks	0.34mi	4/2.0	2,005 (+8%)	0mo	$325,000	$162	70
33127 Cottonwood Bnd	0.56mi	4/2.5	1,834 (-1%)	1mo	$225,000	$123	70
6622 Dillon Dr	0.42mi	3/3.0 (-1)	1,896 (+2%)	0mo	$318,000	$168	67
7022 Dillon Dr	0.71mi	4/2.0	1,867 (+1%)	4mo	$300,000	$161	62
7127 Hayden Dr	0.71mi	4/2.5	1,869 (+1%)	4mo	$315,000	$169	60
7119 Durango Dr	0.66mi	4/2.0	1,906 (+3%)	6mo	$299,000	$157	59
7226 Basque Country Dr	0.40mi	4/2.0	2,124 (+15%)	8mo	$295,000	$139	50
7010 Durango Dr	0.55mi	3/2.5 (-1)	2,072 (+12%)	6mo	$219,900	$106	42
515 Box Elder Dr	0.70mi	3/2.0 (-1)	2,048 (+11%)	8mo	$399,000	$195	38

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: 21.4%
• Equity multiple: 2.71×
• Total profit: $134,401
• Equity at exit: $252,156

10-year hold

• IRR: 18.8%
• Equity multiple: 6.03×
• Total profit: $394,541
• Equity at exit: $543,784

Cash invested: $78,372 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,289 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$374 /mo · $4,488/yr
• Insurance: −$117
• HOA: −$40
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-190

Break-even live

Break-even rent $2,530

Max offer price $246,335

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7210 Alava Dr Magnolia, TX	4.0	3.0	2031	$2,235	$1.10	44d	1	0.39mi
33200 Forest West St Magnolia, TX	1.0–3.0	1.5–2.5	1307	$4,065	$3.11	1d	22	0.60mi
33154 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,345	$1.24	17d	1	0.91mi
33154 Oak Heights Pl Magnolia, TX	3.0–4.0	2.5	1812	$2,270	$1.25	5d	7	0.91mi
33154 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,345	$1.24	22d	1	0.91mi
33139 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	5d	1	0.92mi
33150 Willow Heights Ln Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	5d	1	0.93mi
33146 Willow Heights Ln Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	5d	1	0.93mi
33130 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	5d	1	0.93mi
33123 Oak Heights Pl Magnolia, TX	4.0	2.5	1896	$2,270	$1.20	5d	1	0.94mi
10333 Research Forest Dr Unit 3047 Magnolia, TX	3.0	2.0	1377	$2,383	$1.73	11d	1	1.13mi
10333 Research Forest Dr Unit 10366 Magnolia, TX	3.0	2.0	1377	$2,372	$1.72	10d	1	1.13mi
10333 Research Forest Dr Unit 3228 Magnolia, TX	3.0	2.0	1377	$2,340	$1.70	3d	1	1.13mi
5408 Farm to Market Road 1488 Unit 1488 The Woodlands, TX	3.0	2.0	1312	$1,675	$1.28	44d	1	1.39mi
5402 Farm to Market Road 1488 #3228 Magnolia, TX	3.0	2.0	1312	$1,652	$1.26	3d	1	1.46mi
5402 Farm to Market Road 1488 #3174 Magnolia, TX	3.0	2.0	1312	$1,695	$1.29	11d	1	1.46mi
5402 Farm to Market Road 1488 #5435 Magnolia, TX	3.0	2.0	1312	$1,720	$1.31	44d	1	1.46mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 6 events

1. 2026-06-18
   days on market $279,900 Active 7 DOM
2. 2026-06-17
   days on market $279,900 Active 6 DOM
3. 2026-06-16
   days on market $279,900 Active 5 DOM
4. 2026-06-15
   days on market $279,900 Active 4 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $279,900 Active 2 DOM

ⓘ 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: $4,488 · $374/mo
• Projected year-2 tax: $5,122 · $427/mo
• Expected delta: +$634/yr (+$53/mo · 14.1%)

ⓘ 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: $27,470
• − Mortgage interest: −$15,679
• − Property taxes: −$4,488
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,198
• − Management: −$2,198
• − HOA: −$480
• − Depreciation: −$8,143
• Taxable loss: −$7,114
• Est. tax savings @ 24.0%: +$1,707
• After-tax cash flow: $-573/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

+36.4% since first listed

8 events — show timeline

• 2026-06-11 Listed $279,900 HARMLS
• 2015-08-21 Sold (Public Records) — Public Records
• 2015-08-21 Sold (MLS) — HARMLS
• 2015-08-02 Pending — HARMLS
• 2015-07-22 Pending — HARMLS
• 2015-07-10 Price Changed $189,000 HARMLS
• 2015-07-03 Price Changed $198,900 HARMLS
• 2015-06-12 Listed $205,260 HARMLS

Property tax history

+2.6%/yr

Latest (2025): $4,488 · +0.9% YoY. Source: county tax records.