1080 Clearwood Dr · Conroe, TX 77316

$265,000

4 bd · 2.0 ba · 1,914 sqft · Other public records · 34 Days on market

Built 2021 Good condition 6,459 sqft lot $138/sqft · 19% below area Est $326k · 19% under $75/mo HOA · 3% 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 +15.0/15.0
• Cash flow +5.9/30.0
• Schools +5.4/10.0
• 1% rule +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful one-story brick & stone home nestled in the desirable Fairwater community. .. zoned to highly sought-after Keenan Elementary, Oak Hills Junior High, & Lake Creek High School. Thoughtfully designed 4-bedroom home offers a spacious open-concept floorplan ideal for both everyday living & entertaining. Luxury vinyl plank flooring flows seamlessly throughout the main living areas, complementing the home’s neutral color palette & abundant natural light. Kitchen features rich cabinetry, upgraded countertops, a stylish backsplash, & an open layout that connects effortlessly to the dining & living spaces. Private primary suite provides a relaxing ret

Key facts

• One story
• Brick and stone
• Rich cabinetry

Tags

• ONE STORY
• BRICK AND STONE
• OPEN CONCEPT FLOORPLAN
• LUXURY VINYL PLANK FLOORING
• RICH CABINETRY
• UPGRADED COUNTERTOPS

Property features AI

Finance

• HOA & community: Part of Fairwater Residential Community; Annual HOA fee (reported); Community amenities include park, pool and tennis courts

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2021; Slab foundation; Composition roof
• Construction: Brick, cement siding and stone exterior
• Exterior features: Covered patio; Patio and deck; Private backyard; Fenced backyard; Sprinkler / irrigation system; Association pool

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Kitchen island; Pantry / walk-in pantry
• Bedrooms: Primary bedroom on first floor (approx. 14 x 15); Three additional bedrooms on first floor (approx. 12 x 11, 12 x 11, 12 x 13); One bedroom or flexible space on first floor (breakfast room/nook and family room are separate living spaces)
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning (electric); Thermostat (energy efficient)
• Interior features: Double vanity in bath(s); High ceilings; Kitchen island; Kitchen and family room combined; Pantry / walk-in pantry; Soaking tub; Separate shower; Tub/shower combination; Ceiling fans; Programmable thermostat
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-512 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (30.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (12.5% below list).
• Recommended offer: $185k (30.3% below list) — sets the bar for cash-flow.
• Cap rate 4.0% vs local median 3.1% in Conroe — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 74/100 on livability (#169 in TX, #4,447 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, amenities B; Watch: commute F, health & safety F.
• Montgomery ISD (rural): math 63% / reading 57% proficiency, ranked #49 of 826 in TX (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Stewart Creek El (math 49% / reading 58%, grade C, #686 of 4,322 statewide, top 16%, 738 students, 46% FRL); Montgomery J H (math 68% / reading 54%, grade B+, #145 of 1,662 statewide, top 9%, 1,045 students, 30% FRL); Lake Creek H S (math 53% / reading 68%, grade C+, #268 of 1,632 statewide, top 17%, 1,649 students, 23% FRL).
• Market conditions: Rents flat; 2300 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).

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

• It's been on market 34 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Watch-outs: property tax is 3.5% of price.

Recommended offer $184,630 (30.3% 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 34 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.88% ✗
• Cap rate: 3.97%
• Cash-on-cash: -8.28%
• DSCR: 0.63
• GRM: 9.5

CMA / ARV

• ARV (median comp): $326,417
• List price: $265,000
• Delta: -3.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.4% rent growth · sell at horizon

5-year hold

• IRR: -34.7%
• Equity multiple: -0.09×
• Total profit: $-81,130
• Equity at exit: $39,512

10-year hold

• IRR: -72.4%
• Equity multiple: -0.81×
• Total profit: $-134,269
• Equity at exit: $22,912

Cash invested: $74,200 (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 77316

• Home prices YoY: -10.7%
• Rents YoY: 0.4%
• Active inventory: 2300
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,319 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$769 /mo · $9,232/yr
• Insurance: −$110
• HOA: −$75
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-512

Break-even live

Break-even rent $2,968

Max offer price $184,630

Occupancy floor —

Sensitivity live

Price	-10% $-362	-5% $-437	+0% $-512	+5% $-587	+10% $-662
Rent	-10% $-695	-5% $-604	+0% $-512	+5% $-421	+10% $-329
Rate	-1.0pp $-379	-0.5pp $-445	base $-512	+0.5pp $-581	+1.0pp $-651

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1751 Fennel Flower Dr Montgomery, TX	3.0–4.0	2.0–2.5	1797	$2,246	$1.25	4d	59	0.35mi
18544 Meadow Point Ln Montgomery, TX	3.0	2.0	1467	$1,950	$1.33	45d	1	1.32mi
18490 Sunrise Pines Dr Montgomery, TX	3.0	2.5	1976	$1,731	$0.88	14d	1	1.42mi
18436 Sunrise Pines Dr Montgomery, TX	4.0	2.5	1952	$2,200	$1.13	45d	1	1.47mi

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: water

Listing history 21 events

1. 2026-06-21
   days on market $265,000 Active 34 DOM
2. 2026-06-18
   days on market $265,000 Active 31 DOM
3. 2026-06-17
   days on market $265,000 Active 30 DOM
4. 2026-06-16
   days on market $265,000 Active 29 DOM
5. 2026-06-15
   days on market $265,000 Active 28 DOM
6. 2026-06-13
   days on market $265,000 Active 26 DOM
7. 2026-06-13
   days on market $265,000 Active 25 DOM
8. 2026-06-09
   days on market $265,000 Active 22 DOM
9. 2026-06-08
   days on market $265,000 Active 21 DOM
10. 2026-06-07
    days on market $265,000 Active 20 DOM
11. 2026-06-04
    days on market $265,000 Active 17 DOM
12. 2026-06-03
    days on market $265,000 Active 16 DOM
13. 2026-06-02
    days on market $265,000 Active 15 DOM
14. 2026-06-01
    days on market $265,000 Active 14 DOM
15. 2026-05-31
    days on market $265,000 Active 13 DOM
16. 2026-05-18
    historical
17. 2026-05-18
    listed $265,000 Active 1039-char remark
18. 2026-04-19
    price $315,000
19. 2026-02-12
    listed $330,000 Active
20. 2025-06-02
    historical $2,500
21. 2025-04-03
    listed $2,500

ⓘ 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: $9,232 · $769/mo
• Projected year-2 tax: $9,232 · $769/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,830
• − Mortgage interest: −$14,844
• − Property taxes: −$9,232
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,226
• − Management: −$2,226
• − HOA: −$900
• − Depreciation: −$7,709
• Taxable loss: −$10,632
• Est. tax savings @ 24.0%: +$2,552
• After-tax cash flow: $-3,595/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 75/100 Cosmetic rehab

This one-story brick and stone home in the desirable Fairwater community is in good condition with a good condition score of 75. It offers a spacious open-concept floorplan and is zoned to highly sought-after schools. The home is move-in ready with minimal repairs needed.

Value-add opportunities

• Resale Painting — Fresh paint can enhance curb appeal and interior aesthetics
• Rental Landscaping — Well-maintained landscaping can attract renters
• Both Addition of smart home features — Smart home features can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Rental Landscaping — Well-maintained landscaping can attract renters ↑
• Both Addition of smart home features — Smart home features can increase both resale and rental value ↑

ⓘ 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: Montgomery ISD
• NCES district ID: 4831260
• Math proficiency: 63% ▼ -3.00%
• Reading proficiency: 57% ▼ -3.00%
• Median HH income: $75,596
• Composite: 53.55/100
• National rank: #1445
• State rank: #49 of 826 in TX

Livability — Conroe

• Score: 74/100
• State rank: #169
• US rank: #4447

Category grades

Amenities B Commute F Cost of living A+ Crime B- Employment B- 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
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 34,694
• Household income: $124,055
• Rent vs Own: 10.9% rent · 89.1% own
• Severe rent burden: 273.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 14% Two or more races 11% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 6% Slovak 3% Romanian 3%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 8%

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: ▼ -31.44%
• Current HPI: 262.6973
• Rent YoY: ▲ 0.40%
• 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

+10500.0% since first listed

6 events — show timeline

• 2026-05-18 Listed $265,000 HARMLS
• 2026-05-18 Listing Removed — HARMLS
• 2026-04-19 Price Changed $315,000 HARMLS
• 2026-02-12 Listed $330,000 HARMLS
• 2025-06-02 Rental Removed $2,500 HARMLS
• 2025-04-03 Listed for Rent $2,500 HARMLS

Property tax history

+25.2%/yr

Latest (2025): $9,232 · +2.2% YoY. Source: county tax records.