22324 Cuttler Rd · Woodbranch, TX 77357

$125,000

2 bd · 1.0 ba · 784 sqft · SingleFamily public records · 57 Days on market

Built 1966 0.35 ac lot $159/sqft · 14% below area Est $145k · 14% under

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Why this score? — see what drove the B- 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 +25.9/30.0
• ARV discount +13.7/15.0
• DSCR +8.7/10.0
• 1% rule +6.8/10.0
• Livability +3.3/5.0
• Schools +2.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don’t let the size fool you—this 2-bedroom, 1-bath home packs serious potential into 784 square feet of efficient living. Sitting on a massive 15,246 sq ft corner lot, this property is all about opportunity. With quick highway access, you’re minutes from everything that matters—making it ideal for commuters, first-time buyers, or investors looking for their next win. Whether you’re ready to move in, renovate, or expand, this home is your blank canvas to build equity and create something special. Opportunities like this don’t last—schedule your showing and see the potential for yourself before it’s gone.

Key facts

• Quick highway access
• Corner lot
• 0.35 acre lot

Tags

• CORNER LOT
• QUICK HIGHWAY ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.4% in Woodbranch — 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 66/100 on livability (#646 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• New Caney ISD (suburban): math 31% / reading 32% proficiency, ranked #570 of 826 in TX (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 979 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $864 of loan paydown is wiped out by about $4k 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 57 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.18% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.54%
• DSCR: 1.47
• GRM: 7.1

CMA / ARV

• ARV (median comp): $144,814
• List price: $125,000
• Delta: -13.68%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.21% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.87×
• Total profit: $-4,676
• Equity at exit: $18,638

10-year hold

• IRR: 2.6%
• Equity multiple: 1.16×
• Total profit: $5,616
• Equity at exit: $10,808

Cash invested: $35,000 (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 77357

• Home prices YoY: -24.7%
• Rents YoY: 0.2%
• Active inventory: 979
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,471 high
• Mortgage (P&I): −$656
• Tax from tax record: −$147 /mo · $1,768/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $307

Break-even live

Break-even rent $1,082

Max offer price $125,000

Occupancy floor 74%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22837 E Community Dr Unit 3 New Caney, TX	1.0	1.0	640	$1,600	$2.50	18d	1	0.66mi
22837 E Community Dr Unit 2 New Caney, TX	2.0	1.0	640	$1,800	$2.81	18d	1	0.66mi
21899 Valley Ranch Crossing Dr Unit 21973 Porter, TX	1.0	1.0	783	$1,205	$1.54	11d	1	1.16mi
21899 Valley Ranch Crossing Dr Unit 21914 Porter, TX	1.0	1.0	798	$1,212	$1.52	2d	1	1.16mi
21899 Valley Ranch Crossing Dr Unit 21950 Porter, TX	1.0	1.0	783	$1,205	$1.54	12d	1	1.16mi
21899 Valley Ranch Crossing Dr Unit 21956 Porter, TX	2.0	2.0	1053	$1,420	$1.35	43d	1	1.16mi
21899 Valley Ranch Crossing Dr Unit 21936 Porter, TX	2.0	2.0	1053	$1,387	$1.32	2d	1	1.16mi
21899 Valley Ranch Crossing Dr Unit 21920 Porter, TX	1.0	1.0	783	$1,210	$1.55	12d	1	1.16mi
21899 Valley Ranch Crossing Dr Unit 424 Porter, TX	2.0	2.0	1053	$1,395	$1.32	5d	1	1.16mi
21899 Valley Ranch Crossing Dr Unit 1162 Porter, TX	1.0	1.0	798	$1,215	$1.52	5d	1	1.16mi
21899 Valley Ranch Crossing Dr Porter, TX	1.0	1.0	783	$1,175	$1.50	15d	1	1.17mi
21905 Valley Ranch Crossing Dr Porter, TX	2.0	2.0	1053	$1,270	$1.21	43d	1	1.21mi
22048 Newton Dr New Caney, TX	3.0	2.0	924	$1,650	$1.79	24d	1	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $125,000 Active 57 DOM
2. 2026-06-17
   days on market $125,000 Active 56 DOM
3. 2026-06-16
   days on market $125,000 Active 55 DOM
4. 2026-06-15
   statusdays on market $125,000 Active 54 DOM
5. 2026-06-13
   statusdays on market $125,000 Pending 52 DOM
6. 2026-06-09
   days on market $125,000 Active 48 DOM
7. 2026-06-08
   days on market $125,000 Active 47 DOM
8. 2026-06-07
   days on market $125,000 Active 46 DOM
9. 2026-06-04
   days on market $125,000 Active 43 DOM
10. 2026-06-03
    days on market $125,000 Active 42 DOM
11. 2026-06-02
    days on market $125,000 Active 41 DOM
12. 2026-06-01
    days on market $125,000 Active 40 DOM
13. 2026-05-31
    days on market $125,000 Active 39 DOM
14. 2026-04-22
    listed $125,000 Active 667-char remark

    Show marketing remark (667 chars)

    Don’t let the size fool you—this 2-bedroom, 1-bath home packs serious potential into 784 square feet of efficient living. Sitting on a massive 15,246 sq ft corner lot, this property is all about opportunity. With quick highway access, you’re minutes from everything that matters—making it ideal for commuters, first-time buyers, or investors looking for their next win. Whether you’re ready to move in, renovate, or expand, this home is your blank canvas to build equity and create something special. Opportunities like this don’t last—schedule your showing and see the potential for yourself before it’s gone.

15. 2010-03-09
    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: $1,768 · $147/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$520/yr (+$43/mo · 29.4%)

ⓘ 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 8/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,656
• − Mortgage interest: −$7,002
• − Property taxes: −$1,768
• − Insurance: −$625
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$3,636
• Taxable income: $1,800
• Est. tax owed @ 24.0%: −$432
• After-tax cash flow: $3,257/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: New Caney ISD
• NCES district ID: 4832400
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $55,380
• Composite: 27.97/100
• National rank: #6857
• State rank: #570 of 826 in TX

Livability — Woodbranch

• Score: 66/100
• State rank: #646
• US rank: #12243

Category grades

Amenities F Commute F Cost of living A+ Crime A+ 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
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 37,592
• Household income: $76,050
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 487.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 49% White 45% Two or more races 31% Black 3%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Lithuanian 2% Romanian 1% Iranian 1%
• Foreign-born: 23% · Canada, Jamaica
• Languages at home: 58% English-only · Spanish 40% Other Indo-European 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: ▼ -87.71%
• Current HPI: 266.8315
• Rent YoY: ▲ 0.21%
• 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 events — show timeline

• 2026-04-22 Listed $125,000 HARMLS
• 2010-03-09 Sold (Public Records) — Public Records

Property tax history

+10.0%/yr

Latest (2025): $1,768 · +10.9% YoY. Source: county tax records.