7735 Bergamot Cir · The Woodlands, TX 77354

$328,900

4 bd · 2.5 ba · 2,178 sqft · Land · 47 Days on market

Built 2026 3,800 sqft lot $62/mo HOA · 3% of rent

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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 +14.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.5/5.0
• DSCR +4.4/10.0
• Schools +3.9/10.0
• 1% rule +3.0/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Designed with your comfort and convenience in mind, the Whitney is anchored by an inviting open-concept living space, featuring a spacious great room-that flows into a versatile dining area and an inviting kitchen with a center island and pantry. You'll also love the convenient main-floor primary suite, featuring an attached bath and a roomy walk-in closet. Additional main-floor highlights include a laundry room and a valet entrance off the two-bay garage. Heading upstairs, you'll find additional living and private space with a multipurpose game room, surrounded by three generous secondary bedrooms and a full hall bath.

Key facts

• Dining area
• Great room
• Attached bath

Tags

• OPEN-CONCEPT LIVING SPACE
• GREAT ROOM
• DINING AREA
• KITCHEN WITH CENTER ISLAND
• MAIN-FLOOR PRIMARY SUITE
• ATTACHED BATH

Property features AI

Finance

• Other: Municipal Utility District disclosure
• HOA & community: Association managed by Inframark; Annual association fee of $748; Community pool; Curbs

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Built by Century Communities; Facing direction not specified; Entry level not specified
• Construction: Brick construction; Composition roof; Slab foundation; Year built 2026
• Exterior features: Private yard; Subdivision setting; Concrete road access

Interior

• Kitchen: Dishwasher; Gas range; Electric oven; Microwave; Disposal; ENERGY STAR qualified appliances
• Bedrooms: Primary bedroom on the first floor (approx. 13'2" x 15'8"); Three additional bedrooms on the second floor (approx. 12'5" x 10'2", 11'1" x 11'3", 11'1" x 15'1")
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Kitchen island; Kitchen/family room combo; Primary bedroom with bath; Walk-in pantry; Quartz counters; Tub/shower; Ceiling fans; Programmable thermostat; Low emissivity windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Tankless water heater

🏗️ New construction. The $328,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $307,204.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $329k.

Deal economics

• At list price, monthly cash flow is $61 ($735/yr) — positive.
• To cash-flow at today's rent, offer at most $318k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (25.6% below list).
• Recommended offer: $245k (25.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Tom R Ellisor El (math 44% / reading 44%, grade F, #1,243 of 4,322 statewide, top 29%, 492 students, 40% 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) — zoned schools at 36% FRL track the district average.
• Market conditions: Rents flat; 1622 active listings in the ZIP; 10 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

• In year one you build about $33k of equity ($2k loan paydown + $31k 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 $86k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($319k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $244,555 (25.6% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 26% 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. 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. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 10.5

CMA / ARV

• ARV (median comp): $307,204
• List price: $328,900
• Delta: 7.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 0.32% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.91×
• Total profit: $164,674
• Equity at exit: $276,754

10-year hold

• IRR: 20.8%
• Equity multiple: 6.46×
• Total profit: $469,976
• Equity at exit: $596,830

Cash invested: $86,017 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,446 high
• Mortgage (P&I): −$1,611
• Tax from tax record: −$70 /mo · $836/yr
• Insurance: −$128
• HOA: −$62
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $61

Break-even live

Break-even rent $2,368

Max offer price $307,204

Occupancy floor 92%

Sensitivity live

Price	-10% $235	-5% $148	+0% $61	+5% $-26	+10% $-113
Rent	-10% $-132	-5% $-35	+0% $61	+5% $158	+10% $254
Rate	-1.0pp $216	-0.5pp $139	base $61	+0.5pp $-18	+1.0pp $-99

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: $76,801
• Closing costs: $9,216
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7910 Alset Dr Magnolia, TX	4.0	3.0	1897	$2,320	$1.22	45d	1	0.27mi
139 Valiant Ridge Trl Magnolia, TX	3.0	2.0	1511	$1,846	$1.22	14d	1	0.42mi
131 Valiant Ridge Trl Magnolia, TX	4.0	2.0	1840	$2,280	$1.24	0d	1	0.44mi
94 Valiant Ridge Trl Magnolia, TX	5.0	3.0	2517	$2,350	$0.93	45d	1	0.54mi
260 Gallant Front Ln Magnolia, TX	3.0	2.0	1410	$1,975	$1.40	26d	1	0.66mi
260 Gallant Front Ln Magnolia, TX	3.0	2.0	1410	$2,000	$1.42	45d	1	0.66mi
8344 Bristle Cone Pine Way Magnolia, TX	5.0	2.5	2200	$2,900	$1.32	45d	1	0.71mi
79 W Shale Creek Cir Spring, TX	4.0	3.5	2918	$4,500	$1.54	45d	1	0.99mi
3 Peachridge Pl Unit 1 Spring, TX	3.0	2.5	1657	$1,950	$1.18	22d	1	1.32mi
139 Hawkhurst Cir Magnolia, TX	4.0	3.0	2563	$2,950	$1.15	26d	1	1.37mi

HOA detail

• Monthly dues: $62 · $744/yr

Listing history 17 events

1. 2026-06-21
   days on market $328,900 Active 47 DOM
2. 2026-06-18
   days on market $328,900 Active 44 DOM
3. 2026-06-17
   days on market $328,900 Active 43 DOM
4. 2026-06-16
   days on market $328,900 Active 42 DOM
5. 2026-06-15
   days on market $328,900 Active 41 DOM
6. 2026-06-13
   days on market $328,900 Active 39 DOM
7. 2026-06-09
   days on market $328,900 Active 35 DOM
8. 2026-06-08
   days on market $328,900 Active 34 DOM
9. 2026-06-07
   days on market $328,900 Active 33 DOM
10. 2026-06-04
    days on market $328,900 Active 30 DOM
11. 2026-06-03
    days on market $328,900 Active 29 DOM
12. 2026-06-02
    days on market $328,900 Active 28 DOM
13. 2026-06-01
    days on market $328,900 Active 27 DOM
14. 2026-05-31
    days on market $328,900 Active 26 DOM
15. 2026-05-05
    listed $328,900 Active 1007-char remark
16. 2026-05-02
    price $328,900 672-char remark

    Show marketing remark (627 chars)

    Designed with your comfort and convenience in mind, the Whitney is anchored by an inviting open-concept living space, featuring a spacious great room-that flows into a versatile dining area and an inviting kitchen with a center island and pantry. You'll also love the convenient main-floor primary suite, featuring an attached bath and a roomy walk-in closet. Additional main-floor highlights include a laundry room and a valet entrance off the two-bay garage. Heading upstairs, you'll find additional living and private space with a multipurpose game room, surrounded by three generous secondary bedrooms and a full hall bath.

17. 2026-04-29
    listed $323,900 Active 672-char remark

    Show marketing remark (627 chars)

    Designed with your comfort and convenience in mind, the Whitney is anchored by an inviting open-concept living space, featuring a spacious great room-that flows into a versatile dining area and an inviting kitchen with a center island and pantry. You'll also love the convenient main-floor primary suite, featuring an attached bath and a roomy walk-in closet. Additional main-floor highlights include a laundry room and a valet entrance off the two-bay garage. Heading upstairs, you'll find additional living and private space with a multipurpose game room, surrounded by three generous secondary bedrooms and a full hall bath.

ⓘ 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: $836 · $70/mo
• Projected year-2 tax: $6,019 · $502/mo
• Expected delta: +$5,183/yr (+$432/mo · 619.8%)

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

Taxation est. · year 1

• Rental income: $29,347
• − Mortgage interest: −$17,208
• − Property taxes: −$836
• − Insurance: −$1,536
• − Repairs & maintenance: −$2,348
• − Management: −$2,348
• − HOA: −$744
• − Depreciation: −$8,937
• Taxable loss: −$4,610
• Est. tax savings @ 24.0%: +$1,106
• After-tax cash flow: $1,842/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

+1.5% since first listed

3 events — show timeline

• 2026-05-05 Listed $328,900 HARMLS
• 2026-05-02 Price Changed $328,900 Zillow
• 2026-04-29 Listed $323,900 Zillow