Eastover II H Plan · Magnolia, TX 77354

$279,990

4 bd · 2.0 ba · 1,746 sqft · SingleFamily · 773 Days on market

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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 +10.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

With 1,746 square feet of living space and a total area of 2,267 square feet, the Eastover II H offers a smartly designed open floor plan that maximizes space and flow throughout the main living areas. Whether you're hosting guests or enjoying quiet evenings at home, this layout supports both relaxation and connection. The kitchen, dining, and living areas seamlessly blend together to create a welcoming central hub. The master suite is thoughtfully tucked away for privacy and features a double vanity, a large walk-in closet, a private water closet, and a spacious master shower-offering the perfect retreat at the end of the day. Three additional bedrooms and a second full bathroom make this home ideal for families, guests, or flexible living needs such as a home office or hobby room. Outside, the brick and siding exterior delivers timeless curb appeal with low-maintenance durability. A covered rear patio extends your living space outdoors-ideal for entertaining or enjoying your morning coffee. The two-car garage adds everyday convenience, while the home's energy-efficient construction helps lower utility costs and promote a more sustainable lifestyle. Backed by the trusted craftsmanship of DSLD Homes, the Eastover II H offers space, comfort, and long-term value-all in one beautifully designed package.

Key facts

• 2 garage spots
• Listed 772 days

Tags

• RENOWNED FOR JOB GROWTH
• TOP-TIER EDUCATION DISTRICT
• SERENE NATURAL SURROUNDINGS

🏗️ New construction. The $279,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $269,490.

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 $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (21.6% below list).
• Recommended offer: $220k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.4% in Magnolia — 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 73/100 on livability (#222 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• 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: Magnolia Parkway El (math 38% / reading 46%, grade F, #1,335 of 4,322 statewide, top 33%, 776 students, 45% 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 37% FRL track the district average.
• Market conditions: Rents flat; 1622 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $29k of equity ($2k loan paydown + $27k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 773 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Recommended offer $219,562 (21.6% 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 773 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.03%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (median comp): $269,490
• List price: $279,990
• Delta: 3.90%
• 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
40639 Mostyn Lake Dr	0.08mi	4/2.0	1,748 (+0%)	5mo	$282,990	$162	92
12743 Dina Springs Ln	0.08mi	3/2.0 (-1)	1,810 (+4%)	1mo	$254,990	$141	85
40696 Pessi Rd	0.21mi	4/2.0	1,748 (+0%)	6mo	$282,990	$162	85
12759 Dina Springs Ln	0.04mi	4/2.0	1,597 (-8%)	1mo	$268,990	$168	83
12751 Dina Springs Ln	0.06mi	4/2.0	1,978 (+13%)	0mo	$269,990	$136	75
40716 Pessi Rd	0.23mi	4/2.5	1,889 (+8%)	2mo	$268,990	$142	72
12739 Dina Springs Ln	0.09mi	3/2.0 (-1)	1,606 (-8%)	7mo	$267,990	$167	72
40494 Mostyn Lake Dr	0.26mi	3/2.0 (-1)	1,640 (-6%)	6mo	$269,000	$164	68
13082 Sarah Springs Way	0.16mi	3/2.0 (-1)	1,518 (-13%)	5mo	$244,990	$161	61
40723 Mostyn Lake Dr	0.19mi	3/2.0 (-1)	1,518 (-13%)	6mo	$252,990	$167	60
13070 Sarah Springs Way	0.18mi	3/2.0 (-1)	1,518 (-13%)	8mo	$239,990	$158	58
12428 Southern Trail Ct	0.35mi	3/2.0 (-1)	1,902 (+9%)	7mo	$275,000	$145	58

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: 22.0%
• Equity multiple: 2.76×
• Total profit: $132,896
• Equity at exit: $242,778

10-year hold

• IRR: 19.2%
• Equity multiple: 6.13×
• Total profit: $387,359
• Equity at exit: $523,560

Cash invested: $75,457 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,196 medium
• Mortgage (P&I): −$1,413
• Tax est. 1.5%: −$337 /mo · $4,042/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-128

Break-even live

Break-even rent $2,357

Max offer price $250,991

Occupancy floor —

Sensitivity live

Price	-10% $58	-5% $-35	+0% $-128	+5% $-221	+10% $-314
Rent	-10% $-301	-5% $-215	+0% $-128	+5% $-41	+10% $46
Rate	-1.0pp $8	-0.5pp $-59	base $-128	+0.5pp $-198	+1.0pp $-269

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: $67,372
• Closing costs: $8,085
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40700 Pessi Rd Magnolia, TX	3.0	2.0	1240	$2,100	$1.69	45d	1	0.21mi

Listing history 18 events

1. 2026-06-21
   days on market $279,990 Active 773 DOM
2. 2026-06-18
   days on market $279,990 Active 770 DOM
3. 2026-06-17
   days on market $279,990 Active 769 DOM
4. 2026-06-16
   days on market $279,990 Active 768 DOM
5. 2026-06-15
   days on market $279,990 Active 767 DOM
6. 2026-06-13
   days on market $279,990 Active 765 DOM
7. 2026-06-09
   days on market $279,990 Active 761 DOM
8. 2026-06-08
   days on market $279,990 Active 760 DOM
9. 2026-06-07
   days on market $279,990 Active 759 DOM
10. 2026-06-04
    days on market $279,990 Active 756 DOM
11. 2026-06-03
    days on market $279,990 Active 755 DOM
12. 2026-06-02
    days on market $279,990 Active 754 DOM
13. 2026-06-01
    days on market $279,990 Active 753 DOM
14. 2026-05-31
    days on market $279,990 Active 752 DOM
15. 2026-01-29
    price $279,990 1321-char remark

    Show marketing remark (1321 chars)

    With 1,746 square feet of living space and a total area of 2,267 square feet, the Eastover II H offers a smartly designed open floor plan that maximizes space and flow throughout the main living areas. Whether you're hosting guests or enjoying quiet evenings at home, this layout supports both relaxation and connection. The kitchen, dining, and living areas seamlessly blend together to create a welcoming central hub. The master suite is thoughtfully tucked away for privacy and features a double vanity, a large walk-in closet, a private water closet, and a spacious master shower-offering the perfect retreat at the end of the day. Three additional bedrooms and a second full bathroom make this home ideal for families, guests, or flexible living needs such as a home office or hobby room. Outside, the brick and siding exterior delivers timeless curb appeal with low-maintenance durability. A covered rear patio extends your living space outdoors-ideal for entertaining or enjoying your morning coffee. The two-car garage adds everyday convenience, while the home's energy-efficient construction helps lower utility costs and promote a more sustainable lifestyle. Backed by the trusted craftsmanship of DSLD Homes, the Eastover II H offers space, comfort, and long-term value-all in one beautifully designed package.

16. 2025-01-02
    price $282,990 1321-char remark

    Show marketing remark (1321 chars)

    With 1,746 square feet of living space and a total area of 2,267 square feet, the Eastover II H offers a smartly designed open floor plan that maximizes space and flow throughout the main living areas. Whether you're hosting guests or enjoying quiet evenings at home, this layout supports both relaxation and connection. The kitchen, dining, and living areas seamlessly blend together to create a welcoming central hub. The master suite is thoughtfully tucked away for privacy and features a double vanity, a large walk-in closet, a private water closet, and a spacious master shower-offering the perfect retreat at the end of the day. Three additional bedrooms and a second full bathroom make this home ideal for families, guests, or flexible living needs such as a home office or hobby room. Outside, the brick and siding exterior delivers timeless curb appeal with low-maintenance durability. A covered rear patio extends your living space outdoors-ideal for entertaining or enjoying your morning coffee. The two-car garage adds everyday convenience, while the home's energy-efficient construction helps lower utility costs and promote a more sustainable lifestyle. Backed by the trusted craftsmanship of DSLD Homes, the Eastover II H offers space, comfort, and long-term value-all in one beautifully designed package.

17. 2024-12-02
    price $279,990 1321-char remark

    Show marketing remark (1321 chars)

    With 1,746 square feet of living space and a total area of 2,267 square feet, the Eastover II H offers a smartly designed open floor plan that maximizes space and flow throughout the main living areas. Whether you're hosting guests or enjoying quiet evenings at home, this layout supports both relaxation and connection. The kitchen, dining, and living areas seamlessly blend together to create a welcoming central hub. The master suite is thoughtfully tucked away for privacy and features a double vanity, a large walk-in closet, a private water closet, and a spacious master shower-offering the perfect retreat at the end of the day. Three additional bedrooms and a second full bathroom make this home ideal for families, guests, or flexible living needs such as a home office or hobby room. Outside, the brick and siding exterior delivers timeless curb appeal with low-maintenance durability. A covered rear patio extends your living space outdoors-ideal for entertaining or enjoying your morning coffee. The two-car garage adds everyday convenience, while the home's energy-efficient construction helps lower utility costs and promote a more sustainable lifestyle. Backed by the trusted craftsmanship of DSLD Homes, the Eastover II H offers space, comfort, and long-term value-all in one beautifully designed package.

18. 2024-05-10
    listed $275,990 Active 1321-char remark

    Show marketing remark (1321 chars)

    With 1,746 square feet of living space and a total area of 2,267 square feet, the Eastover II H offers a smartly designed open floor plan that maximizes space and flow throughout the main living areas. Whether you're hosting guests or enjoying quiet evenings at home, this layout supports both relaxation and connection. The kitchen, dining, and living areas seamlessly blend together to create a welcoming central hub. The master suite is thoughtfully tucked away for privacy and features a double vanity, a large walk-in closet, a private water closet, and a spacious master shower-offering the perfect retreat at the end of the day. Three additional bedrooms and a second full bathroom make this home ideal for families, guests, or flexible living needs such as a home office or hobby room. Outside, the brick and siding exterior delivers timeless curb appeal with low-maintenance durability. A covered rear patio extends your living space outdoors-ideal for entertaining or enjoying your morning coffee. The two-car garage adds everyday convenience, while the home's energy-efficient construction helps lower utility costs and promote a more sustainable lifestyle. Backed by the trusted craftsmanship of DSLD Homes, the Eastover II H offers space, comfort, and long-term value-all in one beautifully designed package.

ⓘ 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: $26,347
• − Mortgage interest: −$15,096
• − Property taxes: −$4,042
• − Insurance: −$1,347
• − Repairs & maintenance: −$2,108
• − Management: −$2,108
• − Depreciation: −$7,840
• Taxable loss: −$6,193
• Est. tax savings @ 24.0%: +$1,486
• After-tax cash flow: $-48/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 — Magnolia

• Score: 73/100
• State rank: #222
• US rank: #5442

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B- Housing A+ Health & safety B- 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): 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

+1.4% since first listed

4 events — show timeline

• 2026-01-29 Price Changed $279,990 Zillow
• 2025-01-02 Price Changed $282,990 Zillow
• 2024-12-02 Price Changed $279,990 Zillow
• 2024-05-10 Listed $275,990 Zillow